6. Places

6.1 The policies and text contained within this section set
forth allocations for specific parts of the Borough and explain
how those allocations align with the Plan's overall spatial
strategy and policy objectives.

Colchester

6.2 As a regional centre Colchester is the key focus for a wide
range of development opportunities and challenges. This section
covers the area of Colchester, divided up into 4 broad geographic
areas designed to help the user and follow a place based Plan. The
policies relating to Colchester are set out below under the
headings, Central, North, East and West Colchester.

Central Colchester

Town Centre

6.3 The Town Centre remains largely defined by the Town Walls
first constructed by the Romans two thousand years ago and which
led to the development of a compact commercial core built to a
higher density and different character to development outside the
walls. The insertion of new roads on Balkerne Hill and Southway in
the 1960-70s created boundaries between the Town Centre and
surrounding residential areas to the west and south sides and
limit the potential for Town Centre expansion in those directions.
The Town Centre boundary has been extended slightly from the
previous boundary defined in the Local Development Framework to
include the Crouch Street shopping area. This recognises Crouch
Street's role in strengthening the Town Centre's presence of
independent retailers, food/drink establishments, and small
offices.

6.4 Policy for the Town Centre is intended to support its
pre-eminent position in the Borough's spatial hierarchy and
provide a flexible approach to adapting to changing economic and
social circumstances. Town centres have been evolving to provide a
greater mix of leisure and food/drink uses in previously
retail-only areas. In recognition of this fact, the Council will
accept a greater diversity of town centre uses in primary shopping
areas to support the core retail uses. This approach is intended
to increase the mix of compatible uses in Colchester's historic
core to provide a more robust economic environment and will
stimulate a greater diversity of evening activities. The Town
Centre will therefore attract people of various ages and interests
at different times of the day and night, and when combined with
effective Town Centre management policies, safety and
inclusiveness will be improved.

6.5 The Council wishes to ensure that all town centre businesses
are able to enjoy the great benefits of fibre, including its
future-proofing, at rates comparable to those available in the
world's best-connected cities. The town centre already has a free
WiFi network which went live in 2014 and the Council is currently
working with partners to install ultrafast broadband.

6.6 The extent of the Primary Shopping Area has been reviewed to
address the requirement in the National Planning Policy Framework
(NNPF) to provide and define the extent of primary and secondary
shopping frontages in town centres. The previous Local Plan
provided for an the Inner and Outer Core where the requirement for
the Inner Core was 85% of frontages to be in retail use with a
lower requirement of 50% in the Outer Core. These two areas have
now been merged into one Primary Shopping Area where the retail
frontage requirement is 50%. The area previously classed as Mixed
Use Areas will continue with that allocation as it is appropriate
for a wide range of town centre uses, including secondary retail
frontages. These changes to planning policy reflect the increasing
predominance of leisure, food/drink and cultural uses within town
centre areas previously confined to retail uses only. It will also
help accommodate the need for additional capacity for town centre
uses in the main Town Centre area.

6.7 The need for further development capacity within the Town
Centre will largely be met by redevelopment of existing areas,
given the land use, environmental and topographic constraints on
further Town Centre expansion. The St. Botolph's area to the east
will continue to be a focus for new development in the Town
Centre, with the Firstsite gallery, opened in 2011, serving as a
catalyst for further culture and leisure-related development. With
permission granted for an arthouse cinema, further development is
programmed to include development of an 85-bed hotel; restaurant
cluster; and student accommodation.

6.8 The need identified in the Council's retail evidence base
for additional comparison retail capacity will be addressed by
development of the Vineyard Gate site, beginning with the Vineyard
Street car park area. Development there will also include related
leisure and food/drink uses to ensure the viability and vitality
of the proposal. Medium to longer term need for town centre use
floorspace will be also be addressed by redevelopment of the St.
John's and Priory Walk developments, providing potential
opportunities for redevelopment of existing buildings and car
parks.

6.9 Residential uses will be supported within the Town Centre to
support vitality, diversity, and economic activity. In addition to
existing units, further residential units will arise from the
permitted development change of use from office use as well as the
refurbishment of upper floors over town centre uses. New
residential allocations are provided for in the Britannia Street
car park and for a portion of the Town Hall car park.

6.10 Additional office floorspace to sustain the Town Centre
will be supported at the adjacent Middleborough Local Economic
Area as shown on the Policies Map. This is specifically
safeguarded for the retention of office uses and also allows scope
for redevelopment to provide additional purpose-built modern
accommodation well-connected to Town Centre facilities. The area's
edge of centre location means it would be considered to be
sequentially preferable to other potential locations for offices
in the Borough. The Town Centre fringe areas also contain areas of
existing employment floorspace at South St. Peters Street, George
Williams Way and Southway which will be safeguarded to ensure the
supply of well-located business use premises.

Policy TC1: Town Centre Policy and Hierarchy

Colchester Town Centre is at the top of the retail hierarchy.
Accordingly it will be the focus for new Town Centre uses and will
be the preferred location for such uses in relation to the
sequential test contained in the National Planning Policy
Framework (paragraph 24).

The Borough Council will encourage development in the Town
Centre (as defined on the Policies Map) which is focused on retail
(particularly comparison) and supporting leisure, culture, and
food/drink uses to enhance the Borough's role as a sub-regional
shopping and leisure destination and important tourism
destination.

The Town Centre boasts important historic character which must
be protected and enhanced by all development as set out in Policy
DM16 Historic Environment and relevant supporting guidance updated
as required.

The Council will seek to deliver more attractive public spaces
and streetscapes in the Town Centre. The Council will support
proposals that positively contribute towards creating an
attractive, vibrant and safe Town Centre that offers a diverse mix
of uses and extend the time when the Town Centre is active subject
to their impact on local amenity.

Colchester Borough Council, working with its project partners,
will work to deliver high quality digital connectivity to support
Town Centre businesses and residents.

In addition to the sequential test, proposals for town centre
uses of a scale greater than the 2500 sqm threshold outside the
Town Centre and 500 sqm in District and Local Centres will be
required to undertake a retail impact assessment in order to
safeguard the vitality and viability of the town centre

Policy TC2: Retail Frontages

Given that the Town Centre is the sequentially preferable
location in the Borough as a whole for Town Centre uses,
particularly comparison retail, the Council will seek to maintain
at least 50% retail use on each street frontage within the Primary
Shopping Area shown on the Policies Map. At ground floor level,
support will be given within the Primary Shopping Frontages for
the continuing predominance of retail uses, supported by other
activity-generating town centre uses which enhance the vitality
and activity of the area, including food and drink premises (Use
Class A3, A4 and A5), non-residential institutions (Use Class D1)
and leisure uses (Use Class D2). Where planning applications are
required, alternative non-retail town centre uses in Primary
Shopping Frontages will be supported where they are supported by
the following criteria:

Contribution to footfall and levels of activity throughout
the day

Quality and design of street frontage, ie inclusion of active
frontage/displays; use of materials; scale; retention of
historic features; and relationship to surrounding streetscape

Compatibility with adjacent uses - the proposal complement
the town centre uses in the immediate street frontage

The Mixed Use Areas defined on the Policies Map include
Secondary Shopping Frontages. These areas are characterised by a
more diverse mix of Town Centre uses, with less of a focus on
comparison retail than Primary Shopping Frontages. Appropriate
uses and criteria for Mixed Use areas will be as for Primary
Retail Frontages above, with additionally, scope for B1 office use
and with no set requirements for a minimum level of retail
frontage. Premises occupying small footprints and flexible ground
floor footprints will be encouraged in these frontages to help
support the town's small/independent town centre businesses.

Policy TC3: Town Centre Allocations

Town Centre uses: The 2013 Retail Study
identified a need for 36,730 sq m additional floorspace capacity
for comparison retail uses over the period 2012-26 which can be
accommodated within the defined Town Centre boundary. Updated
evidence will inform specific allocations within these areas and
additional areas will be allocated within the Town Centre if
required. To address the need for additional town centre use
floorspace providing a mix of comparison shopping; food and drink;
entertainment; and residential uses over the plan period to 2033,
additional potential capacity has been identified as follows and
is shown on the Policies Map:

Development will need to protect and enhance the character of
the Conservation Area and listed buildings

Vineyard Gate

Redevelopment of Vineyard Gate in 2 phases over the plan period:

Area 1 - Vineyard Street car park (1.04ha)

Area 2 - Osborne St. car park and area bounded by St. John's
Street, Abbeygate, Stanwell Street and Southway (1.39ha)

Redevelopment and reuse of Priory Walk area (0.95ha)

Residential allocations: Residential
allocations as shown on the Policies Map will be safeguarded for
residential uses as follows:

Land at Britannia Car Park

Residential scheme providing up to 100 dwellings

Requirements:

Development will need to protect and enhance the setting of
the Scheduled Ancient Monument (The Priory)

Pre-determination archaeological investigation to be agreed
with the Council

Part of Nunns Road Car park

Residential scheme providing up to 12 dwellings

Requirements:

Pre-determination archaeological investigation to be agreed
with the Council

Access to be agreed with the Highway Authority

Employment allocations: Additional office
floorspace to sustain the Town Centre will be supported just
outside the Town Centre boundary within the Middleborough Local
Economic Area as shown on the Policies Map. In addition, proposals
for office use elsewhere in the Town Centre will be supported
where they comply with other policy requirements.

The following LEAs are safeguarded for economic use in
accordance with Policy SG4 and as shown on the Policies Map:

Southway

St Peters Street (South)

COLBEA Business Centre George Williams Way

6.11 Alternative Options

No change - retain existing Town Centre boundary and
Inner and Outer Retail Cores: This option would not
address the requirement to update allocations and policies for the
Town Centre, given the need to find further areas for the
development of additional Town Centre floorspace. Additionally,
while policy needs to be modified to allow for increasing
flexibility in uses to respond to changing market requirements,
the NPPF continues to require the identification of Primary and
Secondary shopping areas.

North Colchester

6.12 The North Colchester area has been the subject of various
planning applications and development in recent years and this is
expected to continue through the plan period. The road
infrastructure has already seen significant change with Axial Way,
United Way, A12 Junction 28 and the Northern Approaches Road all
opened by April 2015. The early delivery of the transport
infrastructure allowed Colchester United football club to relocate
to the Weston Homes Community Stadium in 2008. The stadium was
part of a comprehensive development granted planning permission in
2006. The applications allowed for an element of leisure use as
well as employment space to support future housing growth in the
area. The uses permitted included the community stadium, health
and fitness centre, an hotel, public house and other food/drink
uses, some of which are under construction. The mix of uses was
permitted to enable funding of the stadium and local road
infrastructure.

6.13 The North Transit Corridor will facilitate high quality
public transport services that can bypass traffic and provide easy
access by a range of sustainable modes to the town centre, North
Colchester and the Park and Ride via Colchester Station. The last
section of the North Transit Corridor (referred to as NAR2 Busway
in the previous Local Plan) is yet to be delivered and is subject
to an existing legal agreement.

6.14 To support the sport and leisure theme and promote active
healthy life styles which can be used by all ages, development
must be well connected for walking and cycling to existing and new
communities. The dual carriageway A12 trunk road severs the
development areas north and south of the A12. Measures need to be
included in the masterplan to provide safe, direct, cohesive
walking and cycle linkages to allow people to move independently
between the development areas and the new opportunities on offer.

6.15 The Myland and Braiswick Neighbourhood Plan identifies the
emerging Northern Gateway proposals as having the potential to
deliver an array of sport and leisure facilities which will
provide much needed opportunities for sport and recreation and
which will make an important contribution to the sustainability of
the Neighbourhood Plan Area. The Plan indicates that end Myland
Community Council will work with CBC to ensure the proposed sport
and leisure development area will help to satisfy resident
aspirations.

Zone 1 - Strategic Employment Area

6.16 The Employment Land Needs assessment identifies North
Colchester and Severalls Strategic Economic Area as one of the
Borough's best located and connected sites for business,
benefiting from excellent access to the strategic road network.
There is approximately 17ha of land available to be allocated for
employment purposes. The area is well placed to accommodate
over-spill demand from the Colchester and Severalls Business
Parks, as expansion and development opportunities become
increasingly rare on these well performing and popular business
areas. A limited range of non-B class uses will be supported in
accordance with the policy where they do not undermine or
constrain the main purpose of the economic function of the area to
deliver significant job growth.

Zone 2 - Cuckoo Farm North West

6.17 Approximately 4.25 hectares of land adjacent the community
stadium is allocated for mixed use reflecting the planning
permission granted in 2006. It is expected that a mixed leisure
and commercial scheme will be delivered to compliment the sport
offer elsewhere in the SEA.

Zone 3 - Northern Gateway area north of the A12

6.18 It is proposed that the Council will deliver the next phase
of the Northern Gateway Masterplan vision through the development
of a new sports and recreational hub on land in its ownership to
the north of the A12, referred to as zone 3 on the policies map.
The scheme provides an opportunity to bring forward the site as a
sub-regional leisure destination and to enhance and expand the
range of sport and recreational facilities available for local
clubs and residents in order to increase participation levels
across the Borough.

6.19 The Indoor Sports Facility strategy has identified that
there is a need to offer more indoor sports facilities to support
the growing population of Colchester, especially in north
Colchester where 2,500 new dwellings are to be delivered in the
plan period. Development of the land to the north of the A12
allows for the delivery of indoor sporting facilities.

6.20 Discussions have taken place with the major national
governing bodies on the growth and quality of pitches and the
future provision in Colchester. The Playing Pitch Strategy and
Action Plan identifies the need for increase in the quality and
number of specific type of sports pitches (including artificial
grass pitches) to avoid overplaying of pitches to maintain
quality. Colchester Rugby Union football club currently play in
North Colchester and need to access to more pitches to meet
demand. The Rugby Football Union identifies the need for an
internationally compliant pitch. The pitch strategy also
identified a number of indoor requirements to complement outdoor
provision. The sporting facilities will include in indoor sports
hub, rugby club pavilion. Outdoor facilities will include
facilities for a range of sports to maximise the use of the land
and accommodate those that take place on the existing site (Mill
Road). New cycling facilities for sport and training will also be
delivered. Investment will be made in infrastructure to ensure
sustainable access to the development from the local communities
and car parking.

Land at the Rugby Club

6.21 The rugby club site is allocated for residential
development and open space to provide enabling development to help
deliver the sport facilities detailed above, which will benefit
the whole borough. Provision of significant open space will be
required within the site to ensure that some of the existing
benefits of the current use are retained for local residents. As
with the proposals in zones 2 and 3, there will be a masterplan
agreed which will provide a more detailed framework for the area
as a whole. Proposals will be expected to comply with this. It is
anticipated that development of this site will deliver
approximately 150 dwellings.

Policy NC1: North Colchester and Severalls Strategic Economic
Area

All land and premises within the North Colchester and Severalls
Strategic Economic Area including the areas known as the Northern
Gateway and Severalls and Colchester Business Parks will be
safeguarded for the identified uses based on a zoned approach as
indicated below.

A master plan will be prepared to provide a detailed framework
for growth covering part of the economic area as illustrated on
the North Colchester Policies Map. Proposals which are in
accordance within this defined area which are in accordance with
the agreed masterplan will be supported.

All proposals within the North Colchester and Severalls
Strategic Economic Area will be required to provide good public
transport, pedestrian and cycle links ensuring good connectivity
within the area, with neighbouring communities, to the Colchester
Orbital Route, and to and from the town centre and Colchester
Station.

Development will be expected to contribute to the cost of
infrastructure improvements where necessary and identified in the
Infrastructure Delivery Plan (IDP) or subsequent evidence which
will be secured through a legal agreement or CIL.

Zone 1: as defined on the Policies Map
(including areas known as Severalls Business Park, Colchester
Business Park, Flakt Woods / Easter Park and Cuckoo Farm and
additional land at Colchester Rugby Club) will be the primary
focus for B class employment uses and as such, alternative non- B
Class uses will only be supported where they;

Are ancillary to the existing employment uses on the site
intended to serve the primary function of the site as an
employment area;

Provide the opportunity to maximise the sites potential for
economic growth and support the continued operation of existing
employment uses within the economic area;

Do not generate potential conflict with the existing proposed
B class uses / activities on the site; and

There is no reasonable prospect of the site being used for B
class employment.

Proposals for main town centre uses will only be permitted in
zone 1 if they are related in scale and use to the primary
employment focus of the site and would have no significant adverse
impact on the vitality and viability of any defined centre.

Examples of acceptable uses include trade counters and services
to support employees at the business park.

Zone 2: The area defined on the policies map
as zone 2 will be safeguarded for a mix of uses to reflect the
extant planning permission and to provide flexibility. Alternative
non- B class uses will be permitted where they clearly demonstrate
the potential for job creation and provided that they do not
undermine or constrain the main purpose of the economic function
of the wider area. Uses may include an appropriate scale of
leisure and commercial space, open space and green infrastructure
to enhance connectivity. No retail use will be permitted unless it
is ancillary to another use.

Zone 3 as defined on the Policies Map
(including areas known as the Northern Gateway area north of the
A12 ) land will be safeguarded primarily for a range of sport and
recreation uses within Use classes D, subject to up to date
evidence supporting a need for such use. Proposals will need to be
in accordance with an agreed master plan.

Allocation for Residential and Open Space Uses

The area shown on the policies map which comprises the existing
Rugby Club will be safeguarded for employment use (as set out
above) as well as residential use to provide enabling development
to deliver the sport and leisure uses in Zone 3. Development of
the site will provide for approximately 150 new dwellings and will
incorporate significant areas of open space. Proposals will be
permitted in accordance with a masterplan to be approved by the
Council which will incorporate an appropriate design approach to
ensure the different uses can be accommodated in a compatible way.

6.22 Alternative Option

Retain existing Strategic Employment Zone
allocation - The existing Strategic Employment
Zone allocation in the current adopted Local Plan is a generic
policy which, while it recognises the role of Severalls and part
of the Northern Gateway as providers of well-located, high quality
employment land, does not sufficiently recognise the particular
role and function played by the area in the Borough's spatial
hierarchy. The policy for Northern Gateway/Severalls recognises
its pre-eminent position within the Borough as a preferred
location for employment land. It also provides for expansion of
sport facilities to create a sports-related cluster anchored by
the existing Colchester United Football stadium.

North Station Special Policy Area

6.23 Colchester Station is a key gateway to Colchester with the
mainline railway station facilitating high frequency of services
including intercity routes between Norwich and London and services
to Clacton and into Suffolk. Regeneration of this area remains key
to the continued development of Colchester that is attractive to
investment, visitors and residents.

6.24 The North Station area of Colchester was a designated
regeneration area in the Core Strategy and some initial work on
developing a masterplan was undertaken post 2010. Implementation
of some of the initiatives arising from this, including the Fixing
the Link project, have been delivered during the early part of
2016. Many of the concepts remain relevant and the principle of
the overall vision remains, to create a welcoming gateway to the
town, set within a balanced mix of uses, and enhance connectivity
to and from this area of Colchester.

6.25 The North Station Special Policy Area is based on a revised
boundary than that defined in the previous draft masterplan. The
area designated on the Policies Map focuses on the North Station
Gateway and the existing traditional urban village on North
Station Road. The commercial areas of Cowdray Avenue and Turner
Rise are now covered in the Plan by policy SG5. However, the North
Station Special Policy Area still builds on opportunities to
improve the public realm and enhance connectivity within the area
identified on the proposals map in addition to the town centre,
the commercial areas at Cowdray Avenue and Turner Rise, the
surrounding residential areas and green infrastructure links in
Castle Park and Highwoods Country Park with links to the
Colchester Orbital Route.

6.26 Refreshing of the Masterplan with a view to adoption may be
pursued to provide greater detail to a framework for potential
development to realise the regeneration opportunities.

6.27 Colchester Station has been upgraded over the past few
years as part of the National Stations Improvement Programme and
through the Station Travel Plan initiative. The Colchester Station
Travel Plan was developed in partnership with the Train Operating
Companies and Essex County Council and has been running since
2008. This successful project includes campaigns and promotion of
sustainable travel to the station, as well as encouraging
investment in physical improvements, for example secure cycle
parking compounds, car sharing bays, walking and cycle access to
the station and its environs, and funding for station buildings.

6.28 As part of the Station Travel Plan, objectives have been
agreed for improvements to the station forecourt. This will
include access to the station for all modes and from and from all
directions, and prioritise access to the station for sustainable
modes.

6.29 The station forecourt needs to become not only an efficient
transition point between modes of transport, but also to be seen
as a public square and a new public space in its own right. There
are regeneration opportunities opposite the station and off of
Clarendon Road, including the car sales site adjacent to the
railway bridge.

6.30 The North Transit Corridor will provide easy access by a
range of sustainable modes to the town centre, North Colchester
and the Park and Ride, via Colchester Station. The Transit
Corridor will facilitate high quality public transport services
that can bypass traffic congestion in the area.

6.31 The traditional urban area that is situated on either side
of North Station Road has a distinctive character. The North
Station Road area will be enhanced as a walkable environment which
is the focus for the day to day needs of its immediate community,
but also offers opportunities for those passing to and from the
town centre and the station.

Policy NC2: North Station Special Policy Area

Within the area designated on the policies map as the North
Station Special Policy Area, development which contributes to
regeneration of the area will be supported. Development will need
to address the following criteria;

Creates a positive sense of arrival at the station, providing
a quality public transport interchange as part of the Station
Gateway, improving the accessibility and function of the
station.

Creates new areas of high quality public realm in the station
area to provide greater legibility within the area.

Supports public transport, including the North Transit
Corridor, and encourage more sustainable transport choices,
particularly by commuters.

Encourages investment in physical improvements in the station
area to increase sustainable travel to the station.

Creates positive landmark buildings and promotes suitable
levels of compatible land uses and activities including office
floorspace, leisure uses, retail related to the primary function
of the area associated with the station, residential and open
space.

Improves the quality of the public realm through improved
footpaths, cycle routes and direct crossings in order to
encourage walking and cycling, particularly between the town
centre, neighbouring commercial areas and communities and the
station. Seek opportunities to widen footpaths and cycleways in
the vicinity of the station when opportunities arise.

Supports and enhances the vibrancy of the North Station Road
area as a focus for the day to day needs of its immediate
community and to offer opportunities for those passing to and
from the town centre and the station.

Establishes enhanced connectivity through green
infrastructure improvements, including the creation of a green
link between High Woods Country Park and Castle Park.

6.32 Alternative options

Do not designate a Special Policy area and rely on
allocations and development management policies: This
misses an opportunity to collectively promote a framework to
support schemes which deliver objectives specific to the area
around north station and also encourages a more comprehensive
approach to development in this area. The area could also retain
Cowdray Centre and Turner Rise commercial areas in the North
Station Special Policy Area. However, it is appropriate to draw
the area more tightly to focus on issues specific to the area
around North Station itself.

North Colchester other allocations/policies

6.33 North Colchester is designated for the following areas of
new residential and employment development:

Extensions to Settlement Boundary at Braiswick

Land at St. Botolph's Farm, Braiswick

6.34 This site is located between the B1508 to the south,
existing residential development to the east, the A12 to the west
and Braiswick Golf Club to the north. Existing belts of trees
along the western and northern edges of the site should be
retained as they help to screen the site from the golf course to
the north, provide a soft transition between the Colchester urban
area and open countryside/West Bergholt to the west and help to
soften the impact of noise and disturbance from the A12. The
southern boundary along the road frontage is also heavily
vegetated. Access to the site will be directly off the B1508. The
western edge of the site is within the flood zone.

Land north of Achnacone Drive, Braiswick

6.35 The site is located to the north of Achnacone Drive
adjacent to the Golf Course. Good design, screening and
landscaping is required to minimise impacts on existing
development and to provide a buffer between residential
development and the golf course. Access to the site will be
provided via Achnacone Drive.

Land south of Braiswick Golf Club

6.36 The site is located to the south of Braiswick Golf Club and
to the east of the Land at St Botolph's Farm. Good design,
screening and landscaping is required to minimise impacts on
existing development and to provide a buffer between residential
development and the golf course. Safe access to the site will need
to be provided from the B1508. An existing Public Right of Way
runs alongside the eastern edge of the site and will need to be
safeguarded.

Policy NC3: North Colchester

Residential allocations as shown on the
policies map will be safeguarded for residential uses. Proposals
will be required to satisfy the Council with regard to the
following requirements:

Contributions to the cost of infrastructure improvements
and/or community facilities as required supported by up to date
evidence in the Infrastructure Delivery Plan (IDP) or as
informed by the Community Council or subsequent evidence which
will be secured to an appropriate level by way of legal
agreement or through CIL.

Adequate wastewater treatment and sewage infrastructure
capacity in the catchment area; and

Appropriate SuDS for managing surface water runoff within the
overall design and layout of the site.

Further exploration of potential archaeological significance
of the site, by way of pre-determination evaluation (geophysical
survey and trial trenching). Any findings from the evaluation
will need to be reflected in a detailed mitigation strategy for
further investigation to be agreed and submitted with the
application to preserve in-situ or adequately recorded by
excavation, secured by a planning condition

Additionally the allocated sites identified below will need to
meet the following site specific requirements;

Land at St Botolph's Farm Braiswick

Development of this site will be supported where it also
provides;

Up to 50 new dwellings of a mix and type of housing to be
compatible with surrounding development.

Retention of existing belt of trees on western and northern
edges of site

No development in area of site within Flood Zone 3.

Land north of Achnacone Drive Braiswick

Development of this site will be supported where it also
provides;

Up to 30 new dwellings of a mix and type of housing to be
compatible with surrounding development.

Access to be via Achnachone Drive

Landscaping to be provide screening between site and golf
course.

Land south of Braiswick Golf Club

Development of this site will be supported where it provides;

Up to 8 dwellings of a mix and type of housing to be
compatible with surrounding development;

Suitable access off B1508;

Protection of, and any necessary upgrades to the existing
Public Right of Way, which runs along the eastern edge of the
site;

Landscaping to be provide screening between site and golf
course.

6.40 Alternative Option

Selection of alternative sites for development
- The Council carefully considered a number of alternative sites,
but only selected those sites which firstly, accorded with the
overall spatial hierarchy and strategic policies for the Borough
and secondly, satisfied the criteria for sustainable and
deliverable sites set by the Strategic Land Availability
Assessment and the Sustainability Appraisal. The alternative sites
considered included both those received through the Call for Sites
process as well as a number of other sites it was aware of from
earlier assessments; current development allocations which remain
undeveloped, and land in broadly sustainable locations which had
not been put forward for assessment elsewhere.

East Colchester

Knowledge Gateway and University Strategic Economic Area (East
Colchester)

6.41 The University of Essex is a leading research-intensive
university and is ranked in the top 20 for research excellence
within the UK. The University currently provides 1870 jobs and
indirectly supports a further 2693 jobs, as well as contributing
Â£404 million in turnover and indirect economic impact to the East
of England. On the basis of the current Strategic Plan, by 2018,
the University will grow to some 15,000 students. Continuation of
this current rate of growth in student numbers would see the
University achieve a student body of approximately 20,000 by 2025
and 25,000 students by the end of the local plan period.

6.42 These ambitious plans for the growth of the University have
many benefits for Colchester Borough as a whole, the town centre
and in particular east Colchester, including allowing the
development of clusters of companies that can take advantage of
co-location whilst minimising the costs of further infrastructure
development. Through Â£13 million of investment and partnership
with new and growing businesses, the expansion of the Knowledge
Gateway research and technology park on the Colchester Campus has
the potential to bring 2000 further jobs to the local economy by
2025.

6.43 Colchester's evidence base, the Employment Land Needs
Assessment, acknowledges the role and importance of the Knowledge
Gateway for developing technological and creative businesses.
Unlocking some of the barriers, particularly associated with the
existing transport infrastructure will assist in bringing forward
further development on this site. This primarily seeks to promote
B1 uses within the area, but acknowledges that some flexibility to
this approach is beneficial, with the key principle being that
proposals should be related to the key function of the economic
area.

6.44 The University is supporting the designation of a fifth
national University Enterprise Zone (UEZ), in addition to those in
Bradford, Bristol, Liverpool and Nottingham. UEZs do not come with
the same tax and business rate incentives or promises of
high-speed broadband that are features of Enterprise Zones.
However, they are granted support in driving export trade and
attracting inward investment through the Government's UK Trade and
Investment (UKTI), as well as being subject to simplified planning
arrangements. The Essex UEZ would have a focus on digital and
creative industries, a sector that contributes Â£2.5 billion per
year to the economy of the Southeast LEP area. Colchester has the
largest concentration of digital creative businesses in Essex and
the Haven Gateway, with over 3500 people employed in this sector
across more than 600 companies. A UEZ for Colchester can help to
ensure that developments on Knowledge Gateway will also support
developments in Colchester town centre.

6.45 The University competes globally for staff and students and
there is a clear need for good quality and affordable
accommodation. On the Colchester campus, the University already
offers a mix of medium and high rise student accommodation, and it
is likely that future need will mirror this pattern to allow for
an efficient use of space, protection of the historic parkland and
ensure that as many students as possible can be accommodated on
the campus. High quality staff housing will also be in demand,
with the development of the new University Garden Village also
providing attractive new locations for University staff to live,
adding to the existing blend of urban and rural dwellings in the
area. The University strongly supports a vision for a proposed
Garden Village to the east of Colchester, providing a sustainable,
mixed academic, commercial and residential community that offers a
high quality of life to enhance both Colchester and the
University. The University will therefore be a key partner in the
master planning process for the University Garden Village,
recognising the importance and mutual benefit to establishing an
integrated approach to planning and engagement.

6.46 The significant growth envisaged by the University and the
associated expansion opportunities for the Knowledge Gateway
technology park will be realised over the long term with phases
being delivered throughout the plan period and potentially beyond
associated with the new Garden Village. This plan identifies an
area for expansion of the Knowledge Gateway which will be linked
to the Garden Village development. It is important that the
planning for this is considered comprehensively. This will involve
clear partnership working involving the Council and other key
stakeholders. This will provide a framework for the expansion of
both the University and the Knowledge Gateway and also provide the
opportunity to maximise any benefits associated with the new
Garden Village. A joined up approach and the mutual opportunities
to both are evident, particularly associated with infrastructure
improvements with alternative public transport options being a key
factor for East Colchester.

6.47 It is recognised that the University makes a significant
contribution to the economy of Colchester Borough and to the
vitality and viability of the town centre. There are unique
opportunities for the community and the university to feed off
each other, particularly as sports and cultural facilities are
improved with the potential to create opportunities for the
community to benefit from extensive facilities providing a hub in
this area of Colchester which would not otherwise be available to
them. The benefits and opportunities for shared use will be
further explored through the Sports Strategy Delivery Board. In
addition opportunities for the University to pursue a greater
physical presence in the town centre will be encouraged and would
potentially contribute to the connectivity between the two.

Policy EC1: Knowledge Gateway and University of Essex Strategic
Economic Area

The Council recognises the value of Essex University to
Colchester Borough's economy and the vitality and viability of the
town centre, and will work in partnership to maximise the economic
and social benefits associated with it.

The area shown on the Policies Map is designated as the
University and Knowledge Gateway Strategic Economic Area. Within
this area development will be supported which enables significant
expansion of the University of Essex as reflected in its current
Strategic Plan 2013-19 as well as the retention and expansion of
the Knowledge Gateway. Proposals which provide for the retention
and expansion of the Knowledge Gateway and which build on the
benefits of the growing University will be supported.

There will be a need for a comprehensive approach to development
in conjunction with the new University Garden Village proposed to
the east of Colchester, working in partnership with key
stakeholders including the University.

Proposals for the expansion of the University will be required
to provide good public transport, pedestrian and cycle links
ensuring good connectivity to and from the town centre, the Hythe
Station and surrounding area, the Knowledge Gateway and the
proposed Garden Community to the East of Colchester including
contributing to the Orbital route as shown on the Policies Map.

Development will be expected to contribute to the cost of
infrastructure improvements as required, supported by up to date
evidence in the Infrastructure Delivery Plan (IDP) or subsequent
evidence which will be secured to an appropriate level by way of
legal agreement or through CIL as required.

In addition, contributions may be sought to promote the delivery
of infrastructure and Green Infrastructure improvements
specifically the East Transit Corridor shown on the and the
Policies Map and the Orbital Route, improvements to upgrading the
footbridge across the railway between the Meadows 1 and the
University Quays to enhance opportunities to the walking and
cycling network accessing the university campus with the town
centre. These will also help to achieve wider objectives which are
also linked to University and Knowledge Gateway.

Zone 1 Knowledge Gateway

The area shown on the East Colchester Policies Map will be
safeguarded for the expansion of the Knowledge Gateway associated
with the new University Garden Village to allow for provision of a
range for additional jobs and to accommodate expansion of the
existing research and technology uses.

Within this zone, the Council will continue to support the
growth and retention of the University Research Park. All land and
premises within this zone will be safeguarded for employment uses,
primarily for B1 and non/ B class employment generating uses of a
scale and type compatible with the Research Park. Encouragement
will also be given to uses which can be shown to be directly
linked to the development of research associated with the
University and to the provision of business incubator units.
Proposals for uses which are not B1 or where it cannot be
demonstrated that they are linked to the Research Park will only
be supported where they;

Are ancillary to the existing employment uses on the site and
are intended to serve the primary function of the site as an
employment area and research park;

Provide the opportunity to maximise the sites potential for
economic growth,

Support the continued operation of existing employment uses
within the employment area and in particular its focus for
research and technology contributing towards the delivery of the
overall vision

Are generally in accordance with the most up to date
masterplan / Strategy for the University and Knowledge Gateway.

Do not generate potential conflict with the existing proposed
B class uses / activities on the site.

Zone 2 University Expansion

The area shown on the East Colchester Policies Map will be
safeguarded for further expansion of the University Campus to
provide additional facilities associated with delivering the
University's vision for growth and research excellence including
new academic, sporting, social facilities and housing, associated
with delivering the University's growth plans in accordance with
any relevant agreed masterplan, or similar.

6.48 Alternative Option

Retain existing Strategic Employment Zone
allocation - The existing Strategic Employment
Zone allocation in the current adopted Local Plan is a generic
policy which, while it recognises the role of the Knowledge
Gateway and University in the provision of well-located, high
quality employment land, does not sufficiently recognise the
particular roles and functions played by the University in the
Borough's spatial hierarchy. It is appropriate for the Knowledge
Gateway and University to be recognised as drivers of economic
growth related to higher education and associated Research Park
uses by allocating and safeguarding land for those purposes.
Additionally, development of a specific policy for the area will
facilitate an integrated approach to university expansion;
development of the University Garden Village; and links with East
Colchester and the Town Centre.

East Colchester/Hythe Special Policy Area

6.49 The Hythe area is a former commercial harbour which
includes some rundown and underused industrial land in East
Colchester. Together with the University of Essex, the eastern
area of Colchester has experienced a period of significant change
and growth. The area provides good access to Hythe Station and is
located close to the University of Essex but is currently
constrained by flooding issues.

6.50 The Hythe is an established regeneration area that seeks to
deliver sustainable, mixed use neighbourhoods, oriented towards
the River Colne, which respects the historic character of the area
as the location of the early port. Over the plan period the East
Colchester - Hythe Special Policy Area provides capacity to
accommodate approximately 600 new dwellings including those
already committed. The regeneration of this area needs to be
supported by improvements to the transport infrastructure and
services, flood mitigation and open space to ensure that the
sufficient amenity space is included to support the increasing
population.

6.51 The river forms a natural corridor and amenity. Riverside
walking and cycle routes which exist should be retained and
extended for walking and cycling as part of a green link giving
riverside traffic free routes for both commuting and leisure
trips; with links to the Town centre and Wivenhoe along the
National Cycle Network route1, the Rowhedge Trail and links to New
Town, Distillery Pond and Bourne Ponds. The river also forms an
east west barrier to movement. More links across the river are
required to access local opportunities and create a cohesive
development area. Opportunities should be sought to bridge the
Colne to the south of Colne Causeway Bridge and could include
power generation through tidal flow as part of the HEAT project.
The Energy Centre and HEAT project has identified the ability to
redistribute power more efficiently reducing the carbon but
requires infrastructure in the area to do this.

6.52 The area is also split by the road and rail network. Peak
hour traffic congestion is severe in this area, especially at
Greenstead roundabout. The rail line forms an east west physical
barrier especially for pedestrians and cyclists. Improvements are
required to address congestion and severance, linking together
development areas and opportunities offered by the expansion of
the University and the Knowledge Gateway.

6.53 The area is served by a number of high frequency bus
routes, passing through the area from the town centre to serve the
University and Greenstead. These bus services are heavily utilised
routes. The University Garden Village and University expansion
provide the opportunity and demands for a rapid transit system in
the area to link growth in east Colchester and in Tendring through
the Hythe Area with Colchester Town centre and other key
destinations.

6.54 Much of the Hythe area is in flood zone 3. Development must
respect this designation and be designed accordingly to minimise
the impact of any potential flooding on people and property.

6.55 As a working port many of the industries based there
historically were "dirty" in nature but suitably located. As
the area changes it will important not to locate residential
properties on or near to contaminated land if satisfactory
mitigation cannot be achieved. The major Colchester Sewage/Waste
water plant lies at the south end of the area and includes a
cordon sanitaire restricting the type of development which can be
located here.

6.56 The river and the quay side is a natural place for
residential moorings. Boats for residential purpose will be
supported if they are of appropriate quality and enhance the
marine environment. Improvements will be sought to the landscape
and the utility infrastructure to serve boats.

Policy EC2: East Colchester- The Hythe Special Policy Area

Development within the area defined on the Policies Map as the
East Colchester - HytheSpecial Policy Area will be encouraged and
supported where it contributes to achieving the following key
objectives;

Regeneration of the area with a mix of commercial, community
and residential uses to provide additional jobs, homes
(approximately 600), and community and environmental
enhancements and create a strong sense of identity for the area;

Maximise the potential and the benefits of the location
adjacent to the University, enhanced by its expansion (Policy
EC1) and supporting development associated with the University
Research park to provide significant office floor space and high
quality new jobs;

Deliver significant public realm enhancements appropriate to
local context, maximising the potential of the riverside
location and improving the environment, increasing connectivity
and providing convenient public access for pedestrians and
cyclists;

Contribute to the delivery of the East Transit Corridor which
will bring significant improvements to public transport and
accessibility, through enhanced services, improved links to the
town centre and new University Garden Village;

Enhance provision of Green Infrastructure to maximise
potential opportunities for biodiversity and habitat creation ,
benefit nature conservation and landscape; enhance connectivity
including linkages with the new garden community; and establish
new areas of open space for public enjoyment including an urban
park to serve the community.

Provide for a compatible mix of uses having regard to
neighbouring amenity;

Situate proposals for residential development away from land
which is contaminated. Where necessary mitigation measures will
be required to be agreed with the Council.

Develop the East Colchester Energy Centre and HEAT network
(refer to policy CC1)

Support the use of residential moorings by boats of
acceptable quality which enhance the marine environment.

Development should also seek to soften the environment around
the electricity sub- station to minimise its intrusive impact on
the surrounding area. Opportunities to maximise the potential for
comprehensive regeneration of King Edward Quay will be encouraged
including exploring the potential to redistribute uses to allow
for clustering of complementary uses and to respond to site
constraints such as flood risk and land contamination.

East Colchester other allocations / policies

6.57 The following areas of new residential and employment
development have been allocated to areas of East Colchester,
excluding the Hythe area covered by Policy EC2 on the Hythe
Special Policy Area:

Port Lane

6.58 This site which formed part of the former Paxmans Factory
site can deliver up to 130 dwellings. Access to the site will be
off Port Lane. Given the site's previous industrial use,
assessment of contamination and implementation of any required
remediation measures will be required. Thesite is
located within the area of archaeological interest recorded in the
Colchester Urban Archaeological Database. There is high potential
for encountering early occupation remains at this location so a
trial-trenched archaeological evaluation will be required to
establish the archaeological potential of the site. Decisions on
the need for any further investigation (excavation before any
groundworks commence and/or monitoring during groundworks) will be
made on the basis of the results of the evaluation. Any permission
granted is likely to include a condition requiring a programme of
archaeological work.

East Bay Mill

6.59 This site includes a listed mill which has been badly
damaged by fire. Redevelopment of the site will involve retention
and restoration of this important landmark along with sympathetic
development of other dwellings up to a total of 22 units, either
independently or as part of a comprehensive scheme. In either
case, proposals will need to be in keeping with the site's
location within a Conservation Area. The site lies within a flood
risk area, so it would need to in the first instance satisfy the
Environment Agency's exception test for development in such areas,
and secondly if that is met, provide adequate mitigation for flood
risk such as residential on upper floors only. There is high
potential for encountering early occupation remains at this
location so a trial-trenched archaeological evaluation will be
required to establish the archaeological potential of the site.
Decisions on the need for any further investigation (excavation
before any groundworks commence and/or monitoring during
groundworks) will be made on the basis of the results of the
evaluation. Any permission granted is likely to include a
condition requiring a programme of archaeological work.
Development will need to ensure contamination and flood risk
issues are addressed. Vehicle, pedestrian and cycles arrangements
to and within the site will need to have regard to restrictions on
access as well as opportunities to provide a riverside path.

Site off Barrington and Bourne Roads

6.60 This 1 hectare site is comprised of vacant greenfield land
within a predominantly residential area. The area was allocated
for residential development in the previous Local Plan as part of
a wider scheme, but this portion did not come forward for
development following the first phase approved for 58 units. Open
space delivery on the smaller remaining part of the site will need
to address the shortfall in open space left over from the earlier
phase of development. To address the issue of the divided
ownership of the site, a scheme will need to provide a coordinated
and comprehensive approach by owners to avoid piecemeal
development and secure satisfactory access arrangements,
residential amenity and landscaping.

Magdalen Street sites

6.61 Magdalen Street contains a number of older commercial
buildings suitable for reuse, including in particular the former
bus depot. The area could accommodate up to 250 new residential
units. The Council produced an updated Development Brief for the
site in February 2014 to realise a vision for the area to create a
vibrant community and small scale, compatible uses associated with
an edge of centre gateway. Architecturally, the Council will seek
contemporary responses to the existing character and densities and
parking appropriate to the edge of centre location. Magdalen
Street is within an Air Quality Management Area and proposals will
accordingly need to provide mitigation. The Council will expect
development to be set back from the carriageway with large scale
forecourts and tree planting. Vehicular access will only be
available via Magdalen Street. Pedestrian and cycle opportunities
also need to be addressed as part of any future design and site
layout.

Employment Sites

6.62 In common with the Hythe area covered by Policy EC2, the
remaining area of East Colchester contains a number of historic
employment sites, a number of which such as the Paxman's site,
have been redeveloped for residential and mixed uses. The
Whitehall Industrial Estate is the largest remaining industrial
area, and with 9.19 ha of available land, will be a preferred
location for new employment development in East Colchester. Sites
on Barrack Street, Brook Street and Port Lane contain further
small areas of employment floorspace which will be safeguarded for
employment use.

Policy EC3: East Colchester

Residential allocations as shown on the
policies map will be safeguarded for residential uses. Proposals
will be required to satisfy the Council with regard to the
additional site specific requirements as identified below;

Land at Port Lane

Development of this site will be supported where it also
provides;

Up to 130 new dwellings of a mix and type of housing to be
compatible with surrounding development.

Access via Port Lane

Contamination mitigation measures as required

Pre-determination archaeological investigation to be agreed
with the Council

East Bay Mill

Development of this site will be supported where it also
provides;

Up to 22 new dwellings of a mix and type of housing to be
compatible with surrounding development.

Adequate access including appropriate treatment / diversion
of the exisiting Public Right of Way

Pre-determination archaeological investigation to be agreed
with the Council

Conversion of listed mill

Create access to river frontage

Positive contribution to character of Conservation Area

Barrington Road/Bourne Road vacant site

Development of this site will be supported where it also
provides;

Approximately 28 new dwellings of a mix and type of housing
to be compatible with surrounding development.

Comprehensive development programme addressing issue of site
lying within different ownerships

Suitable landscaping and open space

Access via Knightsfield

Magdalen Street sites

Development within these sites will be supported where it also
provides;

Approximately 250 new dwellings of a mix and type of housing
to be compatible with surrounding development.

Agreement with Magdalen Street Development Brief (adopted
February 2014)

Local Economic Areas as shown on the policies
map will be safeguarded for economic uses in accordance with
policy SG4. The following areas will be safeguarded to retain
their function and role as key clusters for a range of businesses
including start-ups:

Whitehall Industrial Estate

Land at Barrack Street

Land at Brook Street

Port Lane

Whitehall Industrial Estate - 9.19
ha undeveloped land (2015 ELNA)

Proposals for new employment development should support the
existing mix of B1, B2, B8 and sui generis employment uses.

Contributions to the cost of infrastructure improvements and/or
community facilities as required supported by up to date evidence
in the Infrastructure Delivery Plan (IDP) or as informed by the
Parish Council or subsequent evidence which will be secured to an
appropriate level by way of legal agreement or through CIL as
required.

6.63 Alternative Option

Selection of alternative sites for development
- The Council carefully considered a number of alternative sites,
but only selected those sites which firstly, accorded with the
overall spatial hierarchy and strategic policies for the Borough
and secondly, satisfied the criteria for sustainable and
deliverable sites set by the Strategic Land Availability
Assessment and the Sustainability Appraisal. The alternative sites
considered included both those received through the Call for Sites
process as well as a number of other sites it was aware of from
earlier assessments; current development allocations which remain
undeveloped, and land in broadly sustainable locations which had
not been put forward for assessment elsewhere.

West Colchester

Stanway Strategic Economic Area

6.64 The Stanway Economic Growth Area is situated at the western
end of the urban area of Colchester, with good access to the
strategic road network at Junction 26 of the A12. It contains a
mix of commercial uses including retail and B-use employment
floorspace. A significant amount of new commercial development has
been constructed over the last decade, in part enabled by the
completion of a new bypass. The 2013 Tollgate Vision Framework
prepared with local landowners in the area set forth a vision for
the area 'to create a sustainable and balanced place as the heart
of the Stanway Growth Area and to transform the character of the
Tollgate area to become a stimulating, attractive and economically
vibrant hub for the growing population, building on its success as
a retail and commercial destination'.

6.65 The previous Local Development Framework classified the
area as part Strategic Employment Zone and part Urban District
Centre. The new Stanway Strategic Economic Area allocation
continues to provide for two zones to reflect their existing
functions and potential for future employment expansion.

6.66 The 2015 Employment Land Needs Assessment concluded that
the Council should review its employment land portfolio throughout
the Borough, and should focus on those sites including, Stane Park
with the greatest prospect of coming forward for employment
development in future. Accordingly, the Council has reviewed
unimplemented employment allocations and where appropriate
deallocated areas taking into account a number of considerations
including sustainability factors and other evidence. The Stanway
area in its close proximity to the A12 and edge of centre location
remains one of the more sustainable locations in which to focus
economic growth and therefore only one small area has been
deallocated - the area around Trafalgar Farm has been removed from
the former employment allocation and is now shown as white land
since its use continues to be farm related and there is no
likelihood of delivery. The remaining areas retain the employment
allocation of the bulk of the former Strategic Employment Zone on
the basis that the area's good location and potential for
development of high quality new employment floorspace warrants the
retention of a good supply of land. Pressure to change employment
land to retail/leisure use has been resisted on this basis and
also due to concern about the potential impact of other uses on
Colchester town centre.

6.67 Policy for the area previously allocated as an Urban
District Centre is designed to recognise its function providing
commercial services for the local area but to restrict expansion
of retail and leisure uses due to the need to focus such town
centre uses on Colchester Town Centre in line with the Spatial
Strategy. The removal of the Urban District Centre follows a
consistent approach with other similar commercial areas within
Colchester's urban area which are based on a range of established
commercial uses which serve an important function, but whose role
does not reflect the commonly understood definition of a district
centre. This area of the Strategic Economic area will be
safeguarded to maintain its current function in relation to scale
and mix of uses. The policy allows for some enhancement and
potential intensification of this, within the area defined as zone
2, but in response to the areas primary function as an employment
area and to protect the vitality and viability of the town centre
this will be limited and subject to criteria which serves to
protect the employment area and the town centre.

All land and premises within the area allocated as the Stanway
Economic Area will be safeguarded for economic / employment uses
based on a zoned approach in accordance with the following
principles;

Zone 1: as defined on the West Colchester
Policies Map will be the primary focus for B class employment uses
and as such, alternative non- B Class uses will only be supported
where they;

Are ancillary to the employment uses on the site intended to
serve the function of the site as an employment area;

Provide the opportunity to maximise the sites potential for
economic growth and support the continued operation of existing
employment uses within the economic area;

Do not generate potential conflict with the existing proposed
B class uses / activities on the site.

There is no reasonable prospect of the site being used for
employment purposes.

Proposals for main town centre useswill not be permitted within
zone 1 of the Stanway Strategic Economic Area.

Zone 2: as shown on the West Colchester
Policies Map which comprises an existing mixed use commercial area
which has established uses and serves a current function important
to the surrounding area.

The current function of the area will be safeguarded and
proposals for development which are complimentary to this will be
supported.

Where the proposal is for a main town centre use, it must be of
a scale appropriate to the economic area and must satisfy the
criteria set out below;

Meet the requirements of the sequential test as set out in
policy TC1 in so far as the Council should be satisfied that
there are no alternative sites located closer to the town centre
in accordance with the hierarchy; and

Where the scale of the proposal requires a retail impact
assessment in accordance with policy TC1 the Council are
satisfied that the proposal will not adversely impact of the
vitality and viability of the town centre.

Any proposals within the Stanway Strategic Economic Area will be
required to provide good public transport, pedestrian and cycle
links ensuring good connectivity within the area and Zones, to the
neighbouring communities, and to and from the town centre.

Development will be expected to contribute to the cost of
infrastructure improvements as required, supported by up to date
evidence in the Infrastructure Delivery Plan (IDP) or subsequent
evidence which will be secured to an appropriate level by way of
legal agreement or through CIL as required.

6.68 Alternative Option

Retain existing Strategic Employment Zone
allocation - The existing Strategic Employment
Zone allocation in the current adopted Local Plan is a generic
policy which, while it recognises the role of Stanway as a
provider of well-located, high quality employment land, does not
sufficiently recognise the particular role and function played by
the area in the Borough's spatial hierarchy. The policy for the
Stanway Economic Growth Area provides for a continuation of the
current mix of commercial uses within existing areas as well as
allowing for further employment growth facilitated by the recent
completion of further road infrastructure.

Stanway Area Housing/Other Allocations

6.69 Stanway is a Parished area on the western edge of
Colchester and lies adjacent to the A12. Over recent years it has
been the location for significant growth seeing the delivery of
the former Stanway Growth Area. Approximately half of the 1800
houses allocated in this Growth Area have been delivered together
with elements of infrastructure including new roads. The remaining
areas of housing, including Fiveways Fruit Farm and Lakelands
remain allocated in this Plan for residential development. Further
infrastructure previously agreed, linked to this, will also be
delivered as part of this phased development including a primary
school and areas of public open space.

6.70 Stanway Parish Council has commenced a Neighbourhood Plan
with the plan area being designated in June 2014. Work on the
Neighbourhood plan is in its early stages and the Neighbourhood
Plan Group is considering the potential scope of the Plan working
with the community and stakeholders. The Local Plan therefore
provides for the strategic significance of the area, particularly
for economic growth and the existing commitments associated with
the former growth area.

6.71 In considering additional growth in Stanway it is
considered there are opportunities for further development
recognising the opportunities and constraints for the area. Sites
to the west of Lakelands, to the west of Wyvern Farm, and at
Chitts Hill are identified in this plan for additional housing
growth. In addition a small area linked to the Lakelands
development at Churchfields Avenue is allocated to reflect the
updated planning position and to provide consistency with the
agreed master plan.

6.72 An area of land to the east of Tollgate Road is allocated
for public open space, recognising its value as a linear link with
potential benefits for landscape / amenity, recreation and
biodiversity interests.

6.73 This site was originally intended to form open space within
the development now known as Lakelands. It was shown in an agreed
2002 Masterplan for Lakelands as open space and the current
adopted Proposals Map shows the site as open space. A Design &
Access Statement (`DAS`) which was agreed via a discharge of
planning condition submission in 2010 showed the site as to be
used for residential purposes, open space provision across
Lakelands having been re-planned in that document. The planning
permission to which that DAS relates remains extant. That
permission and the DAS are or would be material planning
considerations in the determination of future planning
applications in respect of the site. The Council is currently
considering a reserved matters application for residential use on
the site. It is therefore allocated in the Local Plan to reflect
this updated position and will be safeguarded to deliver up to 28
dwellings.

Land at Chitts Hill

6.74 The site is in a sustainable location well served by public
transport. It has natural existing defensible boundaries and is
surrounded by areas of predominantly residential development and
an existing private school and associated playing fields which are
safeguarded as private open space. The proximity of the site to
the mainline railway on the northern boundary and the school to
the south requires a substantive landscape buffer to minimise
amenity interests. Existing capacity issues which exist at the
primary schools will be addressed in part by the provision of a
new primary school as part of the Lakelands development.

Land to the West of Lakelands

6.76 A site to the west of Lakelands is allocated for
residential development to provide approximately 150 dwellings. To
create a more logical extension to the settlement boundary and mix
of uses the allocation provides for residential development to the
south of the site and employment to the north. The total area
allocated for employment uses within Zone 1 of the Strategic
Economic Area remains unchanged.

Policy WC2: Stanway

Allocations as shown on the policies map will be safeguarded for
predominantly residential uses. Contributions to the cost or
provision of infrastructure improvements and/or community
facilities as required and identified by up to date evidence in
the Infrastructure Delivery Plan (IDP) or as informed by the
Parish Council or subsequent evidence will be secured to an
appropriate level by way of legal agreement or through CIL.

Land between Church Lane, Churchfields and
Partridge Way

Development of this site will be supported where it also
provides;

Up to 28 dwellings new dwellings of a mix and type of housing
to be compatible with surrounding development and in accordance
with Design an Access Statement linked to the Lakelands Planning
Permission.

Land at Fiveways Fruit Farm

Development of this site will be supported where it also
provides;

Approximately 500 new dwellings of a mix and type of housing
to be compatible with surrounding development.

Details to comply with the Stanway Southern Sites Access
Development Brief agreed by the Council in December 2013.

Land at Chitts Hill

Development of this site will be supported where it also
provides;

Up to a maximum of 100 new dwellings of a mix and type of
housing to be compatible with surrounding development.

Substantive landscaping in particular to reflect appropriate
boundary treatment to the north along the railway line and the
south around the school.

Access to the site to be restricted to Chitts Hill

Open space / green infrastructure provision to compliment the
biodiversity and wildlife interests of the neighbouring Local
Wildlife designation (CO68) at Iron Latch Lane Woods and Meadows

Further exploration of potential archaeological significance
of the site, by way of pre-determination evaluation (geophysical
survey and trial trenching). Any findings from the evaluation
will need to be reflected in a detailed mitigation strategy for
further investigation to be agreed and submitted with the
application to preserve in-situ or adequately recorded by
excavation, secured by a planning condition

Land to the West of Lakelands

Development of this site will be supported which also provides;

Approximately 150 new dwellings of a mix and type of housing
to be compatible with surrounding development;

An ecological survey with appropriate mitigation.

Satisfactory access to be agreed with the Highway Authority

Further exploration of potential archaeological significance
of the site, by way of pre-determination evaluation (geophysical
survey and trial trenching). Any findings from the evaluation
will need to be reflected in a detailed mitigation strategy for
further investigation to be agreed and submitted with the
application to preserve in-situ or adequately recorded by
excavation, secured by a planning condition.

Adequate wastewater treatment and sewage infrastructure
capacity in the catchment area; and

Appropriate SuDS for managing surface water runoff within the
overall design and layout of the site.

Provision for retention or diversion of any existing public
rights of way within the site;

Land at Tollgate Road as shown on the policies map is
allocated for public open space

6.77 Alternative Option

Selection of alternative sites for development
- The Council carefully considered a number of alternative sites,
but only selected those sites which firstly, accorded with the
overall spatial hierarchy and strategic policies for the Borough
and secondly, satisfied the criteria for sustainable and
deliverable sites set by the Strategic Land Availability
Assessment and the Sustainability Appraisal. The alternative sites
considered included both those received through the Call for Sites
process as well as a number of other sites it was aware of from
earlier assessments; current development allocations which remain
undeveloped, and land in broadly

Colchester Zoo

6.78 Colchester Zoo is an important visitor attraction in the
Borough and has operated successfully in its current location for
over 50years. The Council recognises that tourist attractions
require constant updating and that expansion in its current
location could have strong justification. Development that
provides enhanced visitor facilities and opportunities whilst
having regard to the sensitive location of the zoo will be
supported. The extent of any development ancillary to the zoo,
such as additional retail, hotel and food and drink outlets, would
need to be related to the function of the zoo and assessed against
the potential negative impact on the town centre.

6.79 Any proposals for the expansion of the zoo, and associated
facilities, should be undertaken through a Masterplan approach,
taking into account the sensitive location of the zoo including
the issues identified below, and the impact on the town centre.

6.80 The site is in an environmentally sensitive location
adjacent to the Roman River and includes a Scheduled Ancient
Monument and Gosbecks Archaeological Park. Creation of new
wildlife habitats accordingly would need to have regard to the
existing habitats and the landscape character of the area.

6.81 Additionally, the impact of increased visitor numbers would
need to be carefully managed to minimise any impact on the local
highway network and ensure safe access to the site via Maldon
Road, including the Warren Lane junction. A comprehensive
Transport Assessment would be required. Any proposals should
promote access by bus from the town centre and local train
stations, as well as promoting local access via cycle and
footpaths and improving improvements to these routes where
necessary. There are a number of Public Rights of Way in the area
and these would need to be taken into account in any further
expansion plans.

6.82 Colchester Zoo is located adjacent to an existing sand and
gravel minerals extraction site and is in a Minerals Safeguarding
Area for sand and gravel as detailed in the Essex Minerals Local
Plan 2014. In accordance with national mineral policy and the
Essex Minerals Local Plan, a Minerals Resource Assessment must be
submitted as part of any planning application. The Minerals
Resource Assessment must assess economic viability of prior
extraction and be prepared using the latest PERC standard. Should
the viability of extraction be proven, the mineral shall be worked
in accordance with a scheme/masterplan as part of the phased
delivery of the non-mineral development. Consultation with the MPA
and LPA will be required to determine whether a separate minerals
planning application would be required.

Policy WC3: Colchester Zoo

The Council recognises the importance of Colchester Zoo as a
visitor attraction and as a contributor to the local economy. The
Council will work in partnership with the Zoo to maximise the
social and economic benefits associated with its development while
ensuring any development proposals have regard to the
environmentally sensitive location.

The area shown on the West Colchester Policies Map will be
safeguarded for potential further expansion of Colchester Zoo to
provide additional facilities associated with the Zoo's vision for
growth. The extent of any development ancillary to the zoo, such
as additional retail, hotel and food and drink outlets, will need
to be related to the function of the zoo and assessed against
potential negative impacts on the town centre.

Any proposals for the expansion of the Zoo will be undertaken
through a Master plan approach taking into account landscape
impact, safe access to the site via Maldon Road, existing Public
Rights of Way and accessibility by sustainable modes. A
comprehensive transport assessment would be required. Proposals
will need to ensure any necessary road improvements as required in
Maldon Road and at the Warren Lane Junction are secured.

Any proposals will also take into account the Essex Minerals
Local Plan and the developer will be required to submit a Minerals
Resource Assessment as part of any planning application. Should
the viability of extraction be proven, the mineral shall be worked
in accordance with a scheme/masterplan as part of the phased
delivery of the non-mineral development.

6.83 Alternative Options

Not to provide a policy context for the Zoo expansion:
This would be contrary to the economic strategy and the Councils
objectives linked to tourism. It is preferable to provide a
proactive comprehensive approach working with the zoo, rather than
less managed piecemeal approach via the Development Management
process.

West Colchester other allocations / policies

6.84 The following areas in the West area of Colchester are
allocated for residential and economic uses, excluding those areas
within Stanway which is covered by Policy WC2

Residential allocations

Essex County Hospital site

6.85 The Essex County Hospital site lies within the Lexden
Conservation Area on a prominent site lying over a Roman burial
area just outside the Town Centre on Lexden Road. The site
contains a number of hospital buildings constructed over its two
hundred year history, including a Grade II listed main building
and a Locally Listed nurses block. In 2015, the Council received
notice of the Health Trust's intention to dispose of the site for
redevelopment, with the remaining hospital uses on the site being
transferred to other sites. The Council has prepared a Development
Brief for the site, adopted in December 2014, which provides
guidance to ensure that appropriate development of the sensitive
hospital site was encouraged to help deliver its re-use within the
Lexden Conservation Area. Parking and amenity requirements for the
site will reflect the site's sustainable location near the Town
Centre.

Land at Gosbecks Phase 2

6.86 The site Gosbecks Road, Colchester is well supported by
infrastructure including public transport to the town centre and a
new supermarket which is due to be completed in summer 2016. This
site has the potential to deliver up to 150 dwellings. It is
considered that this comprises a logical second phase of
residential development following the first phase in the. Any
development would be required to demonstrate that development
would not cause an unacceptable impact on the adjacent Ancient
Scheduled Monument (the land owners having previously gifted the
land to CBC with funds for preservation), as well as enhancement
to public art / public realm. Adequate protection / enhancement of
the Scheduled Ancient Monument and its setting and undertake
mitigation as required and agreed by the Council

South of Berechurch Hall Road

6.87 The proposal for 150 units opposite an existing residential
area on Berechurch Road would entail comprehensive planning of two
smaller sites accommodating approximately 50 units together with
an adjacent site accommodating up to 100 units. Consideration of a
cohesive layout, access and design approach to the site could
provide a sustainable urban extension to Colchester's southern
urban boundary. Development would need to ensure archaeological
investigation and provision of acceptable access on to Berechurch
Road.

Land at Irvine Road

6.88 This 0.6ha site is located north west and to the rear of
existing residential properties on Irvine Road. The site is
currently designated as a Local Site (ref CO97) and along with the
Philip Morant playing fields contributes to the green
infrastructure in this part of Colchester. The site is accessed
via a private track however there is no public access to this plot
of land.

6.89 The 2016 Local Wildlife Site Report concluded that this
site is in favourable but declining status as an orchard with no
management of the fruit trees or other vegetation in recent years.
The grassland is becoming rank through a lack of management and
the Prunus scrub which is spreading, is already
dominant in some areas. The northern edge of the site is also
being managed inappropriately, from a conservation point of view.
This lack of active and appropriate management if not addressed,
over time, will result in further decline in the ecological value
of the site. This could result in it eventually being
de-designated as a Local Site if it fails to meet the qualifying
criteria for designation. The site also forms part of the local
green infrastructure network in this part of Colchester. Whilst
the site has some limited wildlife value, a small amount of
development, of up to a maximum 10 dwellings, covering no more
than 40% of the site is considered appropriate at this location.
The remaining 60% of the site should be brought back into suitable
management to improve the sites ecological value and to ensure it
continues to contribute to the local Green Infrastructure network.
A detailed ecological management plan and mitigation plan should
be prepared in conjunction with EECOS as part of any future
development proposal to conserve the most valuable habitats/part
at this site.

6.90 The employment area at Maldon Road has been extended to
include a further 1 hectare which is allocated to provide further
opportunities in this areas for local employment, building on the
benefits provided by its location and existing operation and
access

Land at Gosbecks

6.91 Gosbecks Farm Road, Gosbecks Road, Colchester - this site
is safeguarded as a Local Economic Area and is considered to
support the existing employment uses at Gosbecks Business Park. As
an economic area a range of mixed uses will be appropriate with
the primary focus of the site being to deliver further employment.

Policy WC4: West Colchester

Allocations as shown on the policies map will
be safeguarded for residential uses. Proposals will be required to
satisfy the Council with regard to the additional site specific
requirements as identified below;

Essex County Hospital site, Lexden Road

Development of this site will be supported where it also;

Accords with the Essex County Hospital adopted Development
Brief (December 2014)

Land at Gosbecks Phase 2

Development of this site will be supported where it also
provides;

Up to 150 new dwellings of a mix and type of housing to be
compatible with surrounding development.

Adequate protection / enhancement of the Scheduled Ancient
Monument and its setting and undertake mitigation as required
and agreed by the Council.

Secures opportunities to enhance public art / public realm.

Pre-determination archaeological investigation to be agreed
with the Council

Contribution to Gosbecks Archaeological Park

South of Berechurch Hall Road

Development of this site will be supported where it also
provides;

Up to 150 new dwellings of a mix and type of housing to be
compatible with surrounding development.

A comprehensive approach to development of the three separate
parcels of land which together make up the allocation will need
to be planned for.

Pre-determination archaeological investigation to be agreed
with the Council

Land at Irvine Road

Development of this site will be supported where it also
provides;

Up to 8 new dwellings of a mix and type of housing to be
compatible with surrounding development.

Access via existing track off Irvine Road

Maximum area of the site to be developed 40%

Ecological Management Plan and Mitigation Plan required for
remaining 60% of site to improve and enhance the ecological
value.

Local Economic Areas as shown on the policies
map will be safeguarded for economic uses in accordance with
policy SG4. Proposals will also be required to satisfy the Council
with regard to the additional site specific requirements as
identified below;

1 hectares of Land at Maldon Road / Shrub End is
allocated for economic uses

Land at Gosbecks currently in employment use is
safeguarded for economic uses

All development will be required to make contributions to the
cost of infrastructure improvements and/or community facilities as
required supported by up to date evidence in the Infrastructure
Delivery Plan (IDP) or as informed by subsequent evidence which
will be secured to an appropriate level by way of legal agreement
or through CIL as required.

6.92 Alternative Option

Selection of alternative sites for development
- The Council carefully considered a number of alternative sites,
but only selected those sites which firstly, accorded with the
overall spatial hierarchy and strategic policies for the Borough
and secondly, satisfied the criteria for sustainable and
deliverable sites set by the Strategic Land Availability
Assessment and the Sustainability Appraisal. The alternative sites
considered included both those received through the Call for Sites
process as well as a number of other sites it was aware of from
earlier assessments; current development allocations which remain
undeveloped, and land in broadly

Garden Communities

6.93 As highlighted in Part 1 of this plan, new settlements
developed in line with Garden Community principles are proposed
for two areas of Colchester Borough, extending into the
neighbouring local authorities of Braintree to the west and
Tendring to the east. Policy SP7 (Development and delivery of new
garden communities in North Essex) provides the overarching
guidelines for the development of these new communities, while
specific allocation policies provide guidance on the site
constraints and opportunities; development potential; and
infrastructure requirements. (See SP8 (East Colchester/West
Tendring new University Garden Village) and SP9 (West of
Colchester/East Braintree new- West Colchester Garden Community)).

6.94 Selection of these broad locations has been made on the
basis of their levels of sustainability and deliverability, using
evidence gathered on environmental constraints, infrastructure
requirements, development capacity, and viability. A
Sustainability Appraisal was carried out for the option of
developing Garden Communities and found potential for such
long-term growth sites to the east and west of Colchester.

6.95 The Sustainability Appraisal did not support an option
submitted by landowners to the north of Colchester at Langham on
the basis of its environmental impact on the surrounding
countryside and AONB; and concerns about infrastructure provision
and connectivity with Colchester.

Sustainable Settlements

Abberton and Langenhoe

6.96 Whilst Abberton and Langenhoe are separate settlements they
are physically close and share services and facilities. Abberton
was originally developed around a crossroads but over time has
expanded along the roads to the north, south and east with the
majority of more recent housing development being to the south of
the village. The Langenhoe area to the south is more detached from
the rest of the settlement and the settlement boundary which
previously defined small cluster of houses separately has been
removed and the area is now part of the countryside.

6.97 Abberton/Langenhoe is fairly well connected to the road
network as it is situated on the main Mersea to Colchester road
(B1025). There is a primary school, post office/shop and village
hall. There is also a cricket club with club house. Land to the
south of Abberton/Langenhoe is within the Coastal Protection Belt.

6.98 Development that would not represent a logical or sensible
extension to the existing built up area will be discouraged in
order to prevent further ribbon development to the north along
Mersea Road, to the east along Fingringhoe Road, to the west along
Layer Road and Glebe Lane and to the south beyond existing extent
of Langenhoe, to discourage further development away from existing
village services and facilities and where it is more rural in
character.

6.99 To contribute to the continued sustainability of the key
services in the village, it is considered that the settlement can
accommodate a 10% proportion of growth, based on the size of the
existing settlement over the plan period. Two sites for housing
development are allocated - Peldon Road and Aspark House, Peldon
Road, in accordance with the site allocation policy SS1 below.

6.100 Land to the east and west of Peldon Road is allocated for
the development of up to 25 dwellings. Suitable
screening/landscaping to the south is required to provide a robust
settlement edge and minimise impacts on the wider landscape. This
site is close to a listed building and careful design will be
required to ensure no adverse effects on the setting of a listed
building. Visibility issues with the Peldon Road/Layer Road
junction will need to be addressed and footpath links into the
village along Peldon Road will be required.

6.101 Land at Ashpark House, Peldon Road represents an obvious
gap on the edge of the settlement without resulting in further
ribbon development along Glebe Lane. Glebe Lane appears to be
private and concerns regarding its junction with Peldon Road and
the Peldon Road/Layer Road junction will need to be addressed.
Safe access to and from the highway will be required, including
visibility splays which meet current standards. There is currently
a deficit of school places and so the development of both sites
will need to contribute towards improvements/expansion of
Langenhoe Primary School to accommodate the level of growth
proposed.

Within each of the areas shown on the policies map SS1
development will be supported which provides:

Safe access to and from the highway;

Safe pedestrian access from the site to existing footways to
enhance connectivity;

Suitable design, screening / landscaping to minimise any
negative impact on the landscape;

Adequate wastewater treatment and sewage infrastructure
capacity in the catchment area; and

Appropriate SuDS for managing surface water runoff within the
overall design and layout of the site.

The potential archaeological significance of the site should
be further explored, by way of pre-determination evaluation
(geophysical survey and trial trenching). Any findings from the
evaluation will need to be reflected in a detailed mitigation
strategy for further investigation to be agreed and submitted
with the application to preserve in-situ or adequately recorded
by excavation, secured by a planning condition

Contributions to the cost of infrastructure improvements and/or
community facilities as required supported by up to date evidence
in the Infrastructure Delivery Plan (IDP) or as informed by the
Parish Council or subsequent evidence which will be secured to an
appropriate level by way of legal agreement or through CIL as
required.

Site specific requirements are set out below.

Development of land at Peldon Road will be supported which also
provides:

Up to 25 new dwellings of a mix and type of housing for which
there is a demonstrated need;

Provision of a safe pedestrian access route from the
development to be agreed with the Highways Authority.

Suitable design and suitable screening/landscaping to
minimise any negative impact on the nearby listed building
and/or its setting.

Development of land at Ashpark House, Peldon Road will be
supported which also provides:

Up to 5 new dwellings of a mix and type of housing to be
compatible with surrounding development.

Pantiles Farm on Peldon Road is allocated as a Local Economic
Area and will continue to be protected for this use. Any future
development proposals will be required to comply with policy SG4.

Birch

6.102 Birch Green is the largest area of housing within the
wider Birch parish area. The smaller historic core of Birch is
located to the north and a separate, isolated cluster of dwellings
known as Hardy's Green to the north-west. Birch Green is broadly
triangular in shape where development has filled the space between
Birch Street, Mill Lane and Straight Way.

6.103 Birch Green is very rural in character and is not very
well connected to the strategic road network. However, the parish
does have a number of services and facilities including a primary
school and village hall and until recently a GP surgery.

6.104 Development that would not represent a logical or sensible
extension to the existing built up area will be discouraged in
order to prevent further ribbon development along the roads out of
the settlement, to prevent Birch Green merging with the historic
core of Birch to the north and with Layer Breton to the south;
away from existing village services and facilities and where it is
more rural in character.

6.105 To contribute to the continued sustainability of the key
services in the village and accommodate an increase amounting to
5% proportion of growth (based on the existing settlement size)
over the plan period a site for housing development is allocated
in accordance with the site allocation policy SS2 below.

6.106 Development of land east of Birch Street would adjoin
existing housing development and would be close to existing
facilities. 10-15 dwellings will be acceptable on this site.
Careful design, screening and landscaping will be required to
minimise impacts on the surrounding landscape as there are
currently no obvious features to contain development within the
site.

Within the area shown on the policies map SS2 development will
be supported which provides:

Up to 15 new dwellings of a mix and type of housing for which
there is a demonstrated need;

Suitable design, screening/landscaping to minimise any
negative impact on the surrounding landscape;

Adequate wastewater treatment and sewage infrastructure
capacity in the catchment area; and

Appropriate SuDS for managing surface water runoff within the
overall design and layout of the site.

The potential archaeological significance of the site should
be further explored, by way of pre-determination evaluation
(geophysical survey and trial trenching). Any findings from the
evaluation will need to be reflected in a detailed mitigation
strategy for further investigation to be agreed and submitted
with the application to preserve in-situ or adequately recorded
by excavation, secured by a planning condition

Contributions to the cost of infrastructure improvements and/or
community facilities as required supported by up to date evidence
in the Infrastructure Delivery Plan (IDP) or as informed by the
Parish Council or subsequent evidence which will be secured to an
appropriate level by way of legal agreement or through CIL as
required.

Boxted

6.107 Boxted is a rural parish located approximately 3km to the
north east of urban Colchester. Development in Boxted is currently
concentrated within 3 distinct settlement areas: Boxted Cross,
Workhouse Hill and Mill Road. These latter two settlement areas
are not considered suitable locations for new growth as they have
no community facilities and are not well served by public
transport. Boxted Cross is considered to be a sustainable location
for limited growth only as the few community facilities that
Boxted does have are concentrated in this northern part of the
parish however, like the rest of Boxted, it is has limited access
to public transport.

6.108 Development in Boxted Cross has grown in a linear manner
around Straight Road/Carters Hill, Dedham Road/Cage Lane
crossroads extending north eastwards as far as Cooks Lane. The
southern boundary of Boxted Cross settlement boundary runs just
south of East Side.

6.109 Boxted is located approximately 6.5km from Colchester
train station and 3km from the Park and Ride, Boxted Cross is the
largest settlement within the Boxted Parish area. There are
currently 555 households in the Boxted Parish area with 219
dwellings of these located within the current Boxted Cross
settlement boundary. The primary school, village hall, bus stops
and playing field are all located here, therefore Boxted Cross is
the main community focus within the parish and an obvious location
for some growth.

6.110 The Dedham Vale AONB abuts the north eastern edge of
Boxted Cross settlement boundary in the vicinity of Cooks Lane.
This restricts development opportunities northwards to ensure that
the qualities of the Dedham Vale AONB are protected. Development
is constrained to the northwest and west by arable land and land
used as orchards/vineyard. Growth opportunities are constrained to
the east by the sports and recreation ground and arable land. A
local wildlife designation (Local Site Co136 Black Brook), is an
extensive mosaic of habitats forming an important wildlife
corridor on the eastern edge of Boxted Cross and represents a
further constraint on development in this direction. Development
southwards is also constrained due to the desire to prevent
further ribbon development along Boxted Straight Road leading to
the coalescence of settlements and to discourage further housing
away from existing village services and facilities.

6.111 Boxted Parish Council has developed a Neighbourhood Plan
that covers Boxted Parish. While the Boxted Neighbourhood Plan
promotes residential development at Hill Farm, a derelict
employment site located in Boxted Cross, it does not identify a
specific number of houses to be delivered at Hill Farm. It does
however, set out a policy framework for Hill Farm and the wider
Parish that all future development proposals in Boxted will have
to accord with, if the Neighbourhood Plan is 'made'. The
Neighbourhood Plan has passed examination stage with a referendum
being planned for September 2016. Development proposals will also
be required to comply with Local Plan policies where relevant and
outside of the scope of the Neighbourhood Plan.

Policy SS3: Boxted Housing Sites

All development proposals in Boxted parish including the Hill
Farm site in Boxted Cross, as shown on the Boxted Policies Map
SS3, will be determined against and be required to comply with
policies in the Boxted Neighbourhood Plan and any relevant Local
Plan policies.

Development at Hill Farm will be required to deliver a total of
7 affordable units 5 of these will need to be provided for local
people to meet identified local need

This policy should be read in conjunction with policy SG7.

6.112 Hill Farm in Boxted Cross is currently allocated as a
Rural Employment Site. In this Local Plan these are now known as
Local Economic Areas (LEA). Hill Farm will not be retained as an
LEA in the new Local Plan and the re-allocation of Hill Farm for
residential use will be completed through the Boxted Neighbourhood
Plan process if it is successful at referendum. The other 2
allocated LEAs on Straight Road will continue to be allocated for
this use in the Local Plan. Any future development proposals on
these sites will be required to comply with policies EG4.

Chappel and Wakes Colne

6.113 Chappel and Wakes Colne are two parishes located 7km to
the north west of Colchester separated by the A1124 (Colchester to
Halstead road) and the River Colne. Although separate Parishes
they have a close inter-dependency in respect of shared community
facilities split between the two settlement either side of the
A1124.

6.114 Chappel has one core settlement area with 3
remote/dispersed small clusters of housing at Rose Green, Swan
Street and Wakes Street. Wakes Colne is also the main settlement
area with smaller dispersed clusters of housing around Inworth
Lane and at Middle Green.

6.115 There are 210 dwellings in total in Chappel and Wakes
Colne Parish. The main area of Chappel has 68 dwellings along with
a village shop, post office, primary school and pub. There are a
further 37, 12 and 28 dwellings located at Rose Green, Wakes
Street and at Swan Street respectively, to west east and south of
the core Chappel settlement area. Both settlements lie to the east
by the railway line, which is the operational Sudbury to Marks Tey
branch line. The railway station is also home to Chappel and Wakes
Colne Railway Museum which hosts many events and houses a number
of refurbished steam trains.

6.116 Despite being 2 distinct villages, both provide an
important community function in terms of the provision of local
services which all residents use and benefit from.

6.117 There are 52 dwellings concentrated in the main Wakes
Colne settlement area with an additional 18 dwellings at Inworth
Road and 42 at Middle Green to the north of the main Wakes Colne
settlement. The main area of Wakes Colne has developed around the
railway station.

6.118 As part of the settlement development boundary review only
the largest, core developed areas in Chappel and Wakes Colne where
the majority of the facilities are located were considered
sustainable settlements and the most appropriate areas to consider
directing limited new development to. Due to the location of both
settlements along the valley of the River Colne, significant parts
of the villages are susceptible to flooding and therefore these
areas are unsuitable for further development.

6.119 Development to the east of Chappel which would lead to
ribbon development, and impact on the setting of the Conservation
Area and encourage growth away from existing village services will
be discouraged. Similarly, development to the north of Wakes Colne
where there are unresolvable highway issues will also be
discouraged.

6.120 Alternative options alongside the A1124 are also not
considered suitable as this would extend ribbon development away
from many of the key services. No sites are proposed for
allocation within the Wakes Colne parish, but a review of the
Settlement Development Boundary reflects any updates as relevant
and is retained for the core area of the settlement.

6.121 A site in Chappel, to the east of Chappel Hill and to the
south of the Swan Grove development is considered suitable for
some limited development. This site is well located relative to
the existing facilities in Chappel and walking distance at 0.8km
from the train station in Wakes Colne. This site could deliver up
to 30 units which is considered proportionate given the available
services in Chappel and Wakes Colne and the capacity based on
constraints and opportunities.

6.122 Development of land to the east of Chappel Hill represents
a sensible and logical extension to the settlement boundary of the
main Chappel settlement. A large site was submitted under the Call
for Sites but only half the site is considered suitable for
development because of the size of Chappel itself and the need to
ensure new development is proportionate. Suitable screening /
landscaping will therefore be needed to replace any hedgerow's
removed to accommodate the development and to minimise any visual
and landscape impacts. A single access should be provided via Swan
Grove Development will need to provide a suitable pedestrian
access from the site into Chappel. Good design will be needed to
complement the existing built character and to protect the setting
of Hill House Martyn's Croft and Brook Hall which are all Grade II
Listed buildings.

6.123 Existing water supply and waste water infrastructure
capacity issues in Copford would be compounded by development of
this site. As a precautionary approach, development cannot come
forward until there is sufficient water supply, network capacity,
waste water treatment and sewage infrastructure capacity to serve
the development. Where this cannot be demonstrated it will be
necessary to seek further advice from Anglian Water.

6.124 The settlement development boundaries around smaller
settlements and the small clusters of dwellings have been deleted,
as indicated on the policies map SS4 and listed in appendix 1, to
reflect the relationship of these areas to the countryside and the
limited sustainability of the locations.

Policy SS4: Chappel Housing Sites

For the site shown on the Chappel Polices Map development will
be supported which provides:

Up to 30 new dwellings of a mix and type of housing to be
compatible with surrounding development;

A single site access via Swan Grove.

Adequate water supply, wastewater treatment and sewage
infrastructure enhancements in the catchment area;

Appropriate SuDS for managing surface water runoff within the
overall design and layout of the site; and

Good design and suitable screening/landscaping to .screen the
development to protect designated historic buildings and to
minimise any negative impact on surrounding landscape.

Contributions to the cost of infrastructure improvements and/or
community facilities as required supported by up to date evidence
in the Infrastructure Delivery Plan (IDP) or subsequent evidence
which will be secured to an appropriate level by way of legal
agreement or through CIL as required.

6.125 Copford /Copford Green is located approximately 2.5km from
the western boundary of Colchester. In Copford village,
development has grown in a linear manner north and south of London
Road and southwards along School Road. There are currently 635
households within Copford Parish. 518 of these are located with
the Copford/Copford Green settlement boundaries, with 456 in
Copford and 62 dwellings in Copford Green.

6.126 As part of the settlement development boundary review the
potential to link Copford & Copford Green settlement
boundaries was explored. Even though there is scattered
development between the two settlement areas, along School Road,
Copford Green has a very different character to Copford. It is
therefore considered appropriate to retain Copford and Copford
Green as two distinct settlements. A large part of Copford Green
is also a Conservation Area.

6.127 Development that would not represent a logical or sensible
extension to the existing settlement boundary will be discouraged
to prevent coalescence between Copford and Marks Tey to the west
and between Copford and Copford Green to the south along School
Lane. Development will be also be discouraged in the north of the
village to protect local open spaces and to avoid land at risk
from flooding, to the east to discourage growth in areas where the
character is more rural/or is open countryside and to the south to
discourage further development away from existing village services
and facilities and to help protect the setting of Copford Green
Conservation Area.

6.128 Copford represents the obvious location for some
additional growth over the plan period given its proximity to
Marks Tey train station and the A12/A120. To contribute to the
continued sustainability of Copford two sites have been allocated
for housing development over the plan period - land to the East of
Queensberry Avenue north of London Road and land to the west of
Hall Road, south of London Road. These sites will deliver up to an
additional 118 houses by 2033.

6.129 Development of land to the east of Queensberry Avenue
would be a continuation of the existing settlement form and
represents a sensible and logical extension to the built up area.
Development will need to provide a single access point from
Queensberry Avenue. There is a Public Right of Way running along
the western boundary of the site and development proposals will
need to consider a permanent diversion or upgrade to the PROW.
Good design will be needed to complement the existing built
character and suitable screening / landscaping will be also be
needed to replace any hedgerows removed to accommodate the
development and to minimise visual impacts on the local landscape.

6.130 Development of land to the west of Hall Road represents a
sensible and logical extension to the settlement development
boundary to the south of London Road. Only a single access point
will be supported off Hall Road. Development will need to provide
a suitable pedestrian access from the site into Copford. Good
design will be needed to complement the existing built character
and to protect the setting of Brewers Cottage which is Grade II
Listed. The land to the south of this site is in agricultural use,
therefore suitable screening / landscaping will be also be needed
to replace any hedgerows removed to accommodate the development
and to minimise any visual and landscape impacts and to .The
proposed site is of potential archaeological significance. It is,
therefore, likely that heritage assets of archaeological interest
will be found, i.e. below-ground archaeological remains.

6.131 The potential archaeological significance of the site
should be further explored, by way of pre-determination evaluation
(geophysical survey and trial trenching), before any decision is
made as to whether or not the development of the site would be
acceptable. Colchester Borough Council will, on request, provide a
brief for each stage of the archaeological evaluation.

6.132 There is a Water Recycling Centre located to the east of
Copford village. Anglian Water however has indicated that there
are significant water supply and waste water infrastructure
capacity issues in Copford. To address this waste and water
treatment from new developments in Copford will be directed to
Colchester's Water Recycling Centre. As a precautionary approach,
development of these sites cannot come forward until there is
sufficient water supply, network capacity, waste water treatment
and sewage infrastructure capacity to cope with the 2
developments. Where this cannot be demonstrated it will be
necessary to seek further advice from Anglian Water.

Appropriate SuDS for managing surface water runoff within the
overall design and layout of the site; and

Good design and suitable screening/landscaping to screen the
development to protect designated historic buildings and to
minimise any negative impact on surrounding landscape.

Contributions to the cost of infrastructure improvements and/or
community facilities as required supported by up to date evidence
in the Infrastructure Delivery Plan (IDP) or as informed by the
Parish Council or subsequent evidence will be secured to an
appropriate level by way of legal agreement or through CIL.

Development of land to the east of Queensberry Avenue will be
supported which also provides for :

Up to 70 new dwellings of a mix and type of housing to be
compatible with surrounding development;

A single site access via Queensberry Avenue.

The permanent diversion and or upgrade to the existing Public
Right of Way which runs along the western boundary edge of the
site.

Development of land to the west of Hall Road will be supported
which also provides for:

Up to 50 new dwellings of a mix and type of housing to be
compatible with surrounding development.

A single site access via Hall Road

A safe pedestrian access agreed with the Highways Authority
from the site to existing footways and Copford to enhance
connectivity

The potential archaeological significance of the site should
be further explored, by way of pre-determination evaluation
(geophysical survey and trial trenching). Any findings from the
evaluation will need to be reflected in a detailed mitigation
strategy for further investigation to be agreed and submitted
with the application to preserve in-situ or adequately recorded
by excavation, secured by a planning condition.

Dedham and Dedham Heath

6.133 Most of the Dedham parish area falls within the Dedham
Vale AONB. The largest settlement within the parish is the main
historic village of Dedham to the north. A smaller area of
predominantly housing called Dedham Heath lies to the south and
two smaller clusters of properties lie to the west and east of
Dedham Heath known as Lamb Corner and Bargate Lane respectively.
Evidence compiled by the Rural Community Council for Essex (RCCE)
demonstrates that Dedham has a very high proportion of detached
dwellings (55% compared to just 30% in Essex and 22% in England).
To address this and achieve a better mix of properties, new
developments will be expected to deliver smaller units which will
be suitable for people downsizing and as starter homes.

6.134 Dedham has a range of services and facilities, including
its own primary school a GP, Post Office and a number of shops and
services. Dedham Heath is a fairly small settlement with limited
services and facilities compared to larger, more sustainable
settlements elsewhere in the Borough. However, it lies in close
proximity to Dedham and along the bus route into Dedham and
Colchester. Only the two larger areas of Dedham are considered to
be sustainable. The two smaller clusters at Lamb Corner and
Bargate Lane support no services and are more distant from the
core area of the settlement and therefore not suitable for further
growth.

6.135 All of Dedham village and the northern half of Dedham
Heath are located within the Dedham Vale AONB. It is essential
that any growth does not compromise the overall important function
and purpose of the AONB designation and the historic character of
Dedham.

6.136 Development that would not represent a logical or sensible
extension to the existing built up area will be discouraged in
order to prevent further ribbon development to the north (along
The Heath - to prevent Dedham Heath merging with Dedham), to the
west (along Long Road West - to discourage merging with Lamb
Corner) to the south (along Long Road East - to discourage merging
with Bargate Lane) and to the south to discourage further
development away from existing village services and facilities,
where it is more rural in character and to protect the important
AONB landscape.

6.137 Dedham Heath represents the only obvious location for some
small scale growth for Dedham. To contribute to the continued
sustainability of the key services in the village and accommodate
growth amounting to 10% proportionate increase based on the
existing settlement size, over the plan period three sites for
housing development are allocated - Land north of Long Road West
and west of The Heath, Land south of Long Road East and Land north
of Long Road East, in accordance with the site allocation policy
SS below.

6.138 Land north of Long Road West and west of The Heath
represents a sensible and logical extension to the built up area
that is well enclosed by existing development and would mirror
development opposite. Only a single access point will be supported
to keep the loss of the protected hedgerow to a minimum. The
existing important tree at the cross roads should be retained.
Whilst it is within the AONB, the site's location is unlikely to
have a significant impact on the wider landscape in terms of its
position, but good design and suitable screening/landscaping will
be needed to minimise any negative impact.

6.139 Land south of Long Road East would be a continuation of
the existing settlement form and represents a sensible and logical
extension to the built up area. Development will need to provide
suitable footpaths into Dedham Heath and a single access point
should be encouraged to reduce the amount of hedgerow lost. The
site is adjacent to the AONB and so good design and suitable
screening / landscaping will be needed to minimise any negative
impact on the AONB.

6.140 Land north of Long Road East represents a sensible and
logical extension to the built up area that is adjacent to
existing development and would mirror development opposite. Only a
single access point will be supported to keep the loss of hedgerow
to a minimum. Development will need to provide suitable footpaths
into Dedham Heath. Whilst it is in the AONB, the site's location
is unlikely to have a significant impact on the wider landscape in
terms of its position but careful design and positioning and
landscaping will be required to minimise visual impact on the
AONB. Particularly to preserve views into the site from the
surrounding countryside. The site is adjacent to a listed building
so will need careful design to minimise any potential adverse
impact on it or its setting.

6.141 The settlement development boundaries around the small
clusters of dwellings are deleted as indicated on the policies map
SS6 and listed in appendix 1 to reflect the relationship of these
areas to the countryside and the limited sustainability of the
locations.

Within each of the areas shown on the policies map SS6
development will be supported which provides:

Landowners and developers will be encouraged to work together
in conjunction with the Parish Council to plan for development
of the three sites in a comprehensive manner;

Future development should include starter homes and smaller
units, some of which should be single storey;

A single site access only off Long Road;

Safe pedestrian access from the sites to existing footways to
enhance connectivity;

Retention of important landscape features within the site;

Design and suitable screening/landscaping to minimise any
negative impact on the AONB;

Adequate wastewater treatment and sewage infrastructure
capacity in the catchment area; and

Appropriate SuDS for managing surface water runoff within the
overall design and layout of the site.

The potential archaeological significance of the site should
be further explored, by way of pre-determination evaluation
(geophysical survey and trial trenching). Any findings from the
evaluation will need to be reflected in a detailed mitigation
strategy for further investigation to be agreed and submitted
with the application to preserve in-situ or adequately recorded
by excavation, secured by a planning condition

Contributions to the cost of infrastructure improvements and/or
community facilities as required supported by up to date evidence
in the Infrastructure Delivery Plan (IDP) or as informed by the
Parish Council or subsequent evidence which will be secured to an
appropriate level by way of legal agreement or through CIL as
required.

Development of land north of Long Road West and west of The
Heath will be supported which also provides:

Up to 6 new dwellings of a mix and type of housing to be
compatible with surrounding development;

Design and suitable screening/landscaping to minimise any
negative impact on the adjacent listed building and/or it's
setting (Old Church House).

Development of land south of Long Road East will be supported
which also provides:

Up to 5 new dwellings of a mix and type of housing to be
compatible with surrounding development.

Development of land north of Long Road East will be supported
which also provides:

Up to 6 new dwellings of a mix and type of housing to be
compatible with surrounding development;

Good design and suitable screening/landscaping to minimise
any negative impact on the adjacent listed building and/or it's
setting (Old Church House).

The Depot on Old Ipswich Road in Dedham is an allocated Local
Economic Area that will continue to be retained for this use in
the Local Plan. Any future development proposals will be required
to comply with policy SG4.

Eight Ash Green

6.142 Eight Ash Green is a rural parish located approximately
6km to the north west of urban Colchester. Within Eight Ash Green
development is mainly concentrated around Fordham Heath and Choats
Corner.

6.143 At Fordham Heath, development has grown in a linear
pattern around the Halstead Road/Spring Lane junction and
northwards along Spring Lane. It extends south-eastwards to the
roundabout adjacent to the Holiday Inn. At Choats Corner,
development has grown predominantly northwards around the Halstead
Road, Wood Lane, Heath Road and Fiddlers Hill highways junctions
in an almost rectangular growth pattern. There is small cluster of
housing at Seven Star Green, located to the south of Halstead Road
which separates these dwellings from the key facilities available
in Eight Ash Green village.

6.144 Despite being located approximately 5km from both Marks
Tey and Colchester train stations, Eight Ash Green is considered
to be a Sustainable Settlement as it has a reasonable number of
local services and facilities which serve the needs of local
residents . Local facilities include a village hall, 3 shops (a
farm shop, a shop within a garage and a mobile shop) and a pub.
There is also a primary school located within the Choats Corner
settlement boundary. Eight Ash Green also has a takeaway,
convenience store and beauty salon.

6.145 Stanway School, the closest Secondary School to Eight Ash
Green is located approximately 2km from the village. Tollgate
Medical Facilities is also located within 2km of the village as is
the Stanway Strategic Economic Area.

6.146 There are currently 680 households in Eight Ash Green
parish. The majority of these dwellings, 569 in total, are
concentrated within the Fordham Heath settlement area. which
contains 285 dwellings and within the Choats Corner settlement
boundary which contains 284 dwellings. The remaining houses are
located at Seven Star Green and across the wider parish.

6.147 There are a number of constraints which restricts sites
available for development within Eight Ash Green. Fordham Heath
settlement development boundary is constrained to the north west
by Fordham Heath which is an important open space in the village.
The village allotments are also allocated on the heath.
Development is also constrained northwards beyond Fordham Heath
which is a designated Local Site.

6.148 Development to the northwest of Choats Corner is limited
by Fiddlers Wood which is a designated Local Site. Developing
north westerly from Choats Corner would extend new development
away from existing key facilities and into open countryside which
is not considered sustainable.

6.149 Development to the south and south east of Fordham Heath
is constrained by residential & leisure developments i.e.
Holiday Inn.

6.150 Eight Ash Green Parish Council is developing a
Neighbourhood Plan which will provide for allocated sites for
further growth in the Parish. In discussion with the Neighbourhood
Plan Group, it is agreed that Eight Ash Green, could accommodate
up to an additional 150 new dwellings over the next 15 years. This
is considered an appropriate level of growth which Eight Ash Green
has the capacity to absorb, given the current number of dwellings
in Eight Ash Green parish, the available facilities and the
proximity of the village to Colchester.

6.151 The Eight Ash Green Neighbourhood Plan will allocate land
for housing in the broad location shown on the policies map and
will develop a policy framework to guide and meet all other
development or community needs identified by the community in
Eight Ash Green up to 2033.

Policy SS7: Eight Ash Green

Within the broad area of growth as shown on the Eight Ash Green
policies map SS7, the Eight Ash Green NP will:

Define a new Settlement Development Boundary for Eight Ash
Green

Identify specific site(s) for housing allocations to deliver
up to 150 dwellings.

Set out any associated policies needed to support this
housing delivery i.e. housing mix, type of new housing and
density for each site allocated for housing.

The Neighbourhood Plan will also set out the policy framework
to guide the delivery of any infrastructure/community facilities
required to support the development.

Proposals for development outside of the identified broad areas
for growth will not be supported. This policy should be read in
conjunction with the generic Neighbourhood Planning policy SG7 and
the Eight Ash Green Neighbourhood Plan, once it has been made.

Fordham

6.152 Fordham is identified as a sustainable settlement and is a
linear village with a core concentration of development which has
evolved over time, including a number of small estate type
developments. Although well spread out it is well served with key
community facilities including, a primary school situated at the
southern end of the settlement, village hall, convenience shop /
post office and playing field which are located within the centre
of the concentrated area of development. Also within the village
is a community orchard maintained by the local community as well
as an area of community woodland managed by the Woodland Trust.

6.153 The character of the village is influenced by a few
significant listed buildings and their setting and the extensive
areas of well established, locally managed woodland. It is
important to protect and where possible enhance these
characteristics. Small scale development adjacent to Plummers Road
has recently delivered an attractive enhancement to the
connectivity between this area and the rest of the village via a
landscaped footway set back from the road. Further enhancement to
connectivity through the village would be beneficial to existing
and future residents.

6.154 Allocation of a site to the east of Plummers Road for
additional small scale growth up to 20 dwellings is considered a
logical extension to the settlement. This provides for the
continued sustainability of the key services in the village and
accommodates a proportional growth over the plan period.
Development of this site will need to respond to particular site
constraints including sensitive consideration in relation to the
setting of a Listed Building.

6.155 The proposed site is of potential archaeological
significance. It is, therefore, likely that heritage assets of
archaeological interest will be found, i.e. below-ground
archaeological remains. This will require further investigation
initially by way of pre-determination evaluation report. Decisions
on the suitability of the site and also the need for, and scope
of, any further archaeological work, should be based upon the
results of this evaluation. Please see the Council's website for
further information: http://www.colchester.gov.uk

Policy SS8: Fordham

Within the area shown on the policies map SS8 development will
be supported which provides;

Up to 20 new dwellings, the mix and type to be informed by
evidence including the Fordham Housing Needs Survey;Site

Access from Plummers Road with appropriate junction
improvements;

The development will incorporate a new footway along the
frontage/behind the existing hedgerow to provide safe pedestrian
access from the site to existing footways and the rest of the
village.

The potential archaeological significance of the site should
be further explored, by way of pre-determination evaluation
(geophysical survey and trial trenching). Any findings from the
evaluation will need to be reflected in a detailed mitigation
strategy for further investigation to be agreed and submitted
with the application to preserve in-situ or adequately recorded
by excavation, secured by a planning condition

Appropriate SuDS for managing surface water runoff within the
overall design and layout of the site; and

Good design and suitable screening/landscaping to minimise
any negative impact on the adjacent listed building and/or it's
setting (Plummers Farmhouse).

Development will also be expected to contribute to the cost of
infrastructure improvements and / or community facilities as
required supported by up to date evidence in the Infrastructure
Delivery Plan (IDP) or subsequent evidence which will be secured
to an appropriate level by way of legal agreement or through CIL.

Great Horkesley

6.156 Great Horkesley is essentially linear in shape and has
developed over time along the old Roman road that radiates away
from north Colchester (now the A134). Development has spread
westwards along a number of roads off the main road. Land to the
east of the main road has remained relatively free of development
and is more open in character. Great Horkesley is fragmented with
the main core of the settlement to the south and two smaller
fragments to the north along the A134. The southern edge of the
main part of the village is approximately 0.6km from the
Colchester urban edge and is located north of the A12.

6.157 Great Horkesley is a sustainable village located close to
the main Colchester urban area on a key transport route with a
good bus service. It has its own primary school, post office and a
number of other facilities which are located in the main
concentration of development. Great Horkesley' s close proximity
to the main Colchester urban area means that it is important to
seek to prevent coalescence between the southern edge of Great
Horkesley and the northern edge of Colchester in order to retain
the individual identity of the village.

6.158 Development that would not represent a logical or sensible
extension to the existing built up area will be discouraged in
order to prevent further ribbon development to the north along the
A134 and to the west; away from existing village services and
facilities and where it is more rural in character.

6.159 Infrastructure in the village is at capacity and will need
to be improved / enhanced to support any new development.
Requirements include new allotments, an extension to the new
village hall, improved access to the old village hall and a new
scout hut. Improvements will also be sought to the A134 between
the village and North Colchester to promote cycling.

6.160 Land at Great Horkesley Manor represents a logical
extension to the village between existing dwellings at the heart
of the village and development would be contained within the wider
landscape by a belt of trees and small brook to the east. Access
will be from Nayland Road (A134) and access points will need to be
kept to a minimum to avoid disrupting the flow of traffic along
this busy main road. Suitable traffic management and crossing
opportunities will be needed as development here will require
school pupils to cross the main road. Appropriate design and
landscaping will be required to preserve the setting of the
existing manor building and the tree-lined approach road from the
main road. Whilst the existing manor building is not listed it is
considered to be a visually prominent local building set within
large, open grounds, the character of which should be protected.

6.161 Land off School Lane to the north of the village offers
the opportunity for comprehensive development which includes the
redevelopment of a brownfield site and could improve access to the
old village hall and the scout hut. The site includes a listed
building and care will need to be taken to safeguard its setting.
The existing scout hut is in poor condition and development
proposals should look to replace and/or contribute to its
relocation.

6.162 The small cluster of dwellings known as The Crescent,
between the two areas of Great Horkesley supports no community
facilities and is detached from the other parts of the village.
Its Settlement Development Boundary is therefore not retained as
illustrated on the policies map SS9 and listed in Appendix 1.

Good design and suitable screening/landscaping to minimise
any negative impact on the setting of the existing manor
building.

Any proposals will also take into account the Essex Minerals
Local Plan and the developer will be required to submit a Minerals
Resource Assessment as part of any planning application. Should
the viability of extraction be proven, the mineral shall be worked
in accordance with a scheme/masterplan as part of the phased
delivery of the non-mineral development.

Development of land off School Lane will be
supported which also provides

Up to 13 new dwellings;

Development will facilitate access to the village hall and
scout hut from School Lane;

Development will safeguard the setting of the Church of
England School building as a grade 2 listed building and other
heritage assets on The Causeway.

The designated Local Economic Area at Holly Lodge Farm shown on
the policies map SS9 will be retained and any future development
proposals at this site will be required to accord with policy SG4.

Great Tey

6.163 Great Tey is situated north of the Roman River and is
surrounded by largely flat arable land. The parish of Great Tey is
a small rural community that contains a few local amenities
including a village pub, a school, and a Norman church. The
community originally developed at the southern end, as evidenced
by the designation of a Conservation Area, with a newer small
estate to the north and ribbon development along the main road
through the village between Little Tey and Chappel.

6.164 The RCCE completed a Rural Housing Needs Survey in 2012
which indicated a need for 4 affordable units. The Parish Council
thus acknowledge a need for lower cost/smaller houses in the
village.

6.165 To contribute to the continued sustainability of the key
services in the village and accommodate a 6% proportion of growth
over the plan period a site for housing development is allocated
in accordance with the site allocation policy SS10 below.

6.166 Land at Brook Road is capable of accommodating up to 17
dwellings. This is a sufficient number to meet the need for 4
affordable units as identified in the Rural Housing Needs Survey.
There is a Public Right of Way immediately adjacent to the site,
which may need to be upgraded.

Appropriate SuDS for managing surface water runoff within the
overall design and layout of the site;

The potential archaeological significance of the site should
be further explored, by way of pre-determination evaluation
(geophysical survey and trial trenching). Any findings from the
evaluation will need to be reflected in a detailed mitigation
strategy for further investigation to be agreed and submitted
with the application to preserve in-situ or adequately recorded
by excavation, secured by a planning condition.

Contributions to the cost of infrastructure improvements and/or
community facilities as required supported by up to date evidence
in the Infrastructure Delivery Plan (IDP) or as informed by the
Parish Council or subsequent evidence which will be secured to an
appropriate level by way of legal agreement or through CIL.

Tey Brook Farm is an allocated Local Economic Area as shown on
the policies map SS10 and will be protected for this use. Any
future development proposals will be required to comply with SG4.

Langham

6.167 Langham includes two settlements, Langham Moor and St.
Margaret's Cross, linked by School Road. A former WWII airfield
lies between the two areas. The village contains a mixture of
historic properties and farmhouses with more recent development.

6.168 Langham has a number of facilities including a community
centre and shop, and a primary school with capacity. Langham has
limited access to public transport and there are capacity and
access issues regarding secondary education and healthcare. Dedham
Vale AONB adjoins the village to the east, although it is
separated by the A12. Langham's location and the range of services
it supports mean that both areas of Langham are considered
suitable for limited proportional growth.

6.169 Following the Call for Sites Langham Parish Council
collated the views of residents to produce a document, which
summarises the views of residents and makes recommendations about
development over the plan period.

6.170 Residents believe that there should be a clear distinction
between urban and rural Colchester and the A12 should continue to
be the barrier. The overwhelming view was that major growth would
destroy Langham. The document produced by Langham Parish Council
suggests a figure of 85 dwellings over the plan period would be
appropriate and they recommend the allocation of sites in Wick
Road and School Road for small scale growth. The Borough Council
agrees that large scale development would not be appropriate in
the village but that the settlement can accommodate limited growth
and three housing sites are allocated; Land at Wick Road, and two
sites in School Road, Langham.

6.171 The Council agrees that up to 10 dwellings will be
appropriate on Land at Wick Road in keeping with the existing
detached housing adjoining and opposite. Land at Wick Road abuts
the former airfield and development will need to have regard to
both its landscape character and connectivity to existing
footpaths.

6.172 Land at School Road represents a logical extension to the
village as it lies between existing housing and employment sites
and is well located for the school and community centre/shop. Two
sites are allocated there. The first is allocated for up to 55
dwellings. Whilst the Parish Council favour frontage development
there is potential on this site for an estate or green approach to
layout given that it is at the heart of the village. The Borough
Council also considers that an additional nearby site on School
Road is suitable for development for up to 60 dwellings, with its
inclusion joining up the two existing areas of Langham Moor and
St. Margaret's Cross. This site lies within the much larger Garden
Village submission made by landowners, and while this proposal was
discounted due to its lack of fit with the Spatial Strategy and
Sustainability Appraisal, the School Road frontage is considered
suitable for smaller scale development given its position within
the village and access to its facilities. Both sites abut the
former airfield, and development would need to have regard to both
its landscape character and connectivity to existing footpaths.

Appropriate SuDS for managing surface water runoff within the
overall design and layout of the site.

Contributions to the cost of infrastructure improvements and/or
community facilities as required supported by up to date evidence
in the Infrastructure Delivery Plan (IDP) or as informed by the
Parish Council or subsequent evidence which will be secured to an
appropriate level by way of legal agreement or through CIL.

Development of land at Wick Road will be supported which also
provides:

Up to 10 new dwellings of a mix and type of housing to be
compatible with surrounding development.

Development of two sites in School Road will be supported which
also provide for:

Up to 115 new dwellings of a mix and type of housing for
which there is a demonstrated need, including smaller family
homes and sheltered housing;

One site to the east of the Powerplus site to accommodate
up to 55 dwellings.

One site to the west of the Powerplus site to accommodate
up to 60 dwellings

The potential archaeological significance of the site should
be further explored, by way of pre-determination evaluation
(geophysical survey and trial trenching). Any findings from the
evaluation will need to be reflected in a detailed mitigation
strategy for further investigation to be agreed and submitted
with the application to preserve in-situ or adequately recorded
by excavation, secured by a planning condition.

The safeguarding of nearby listed buildings including their
setting (Rectory Cottage and School Farm), including suitable
screening/landscaping.

The Powerplus Engineering & Whitnell Contractors site on
School Road and Langham Airfield in Langham are designated Local
Economic Areas as shown on the polices map SS11. The sites will
remain allocated and any future development proposals at this
location will be required to accord with policy SG4.

Layer de la Haye

6.173 Layer de la Haye is a reasonable sized village located
approximately 2.5km from the south western edge of Colchester
(Stanway). It is a sustainable location, suitable for proportional
growth.

6.174 Development in Layer de la Haye is concentrated within two
distinct settlement areas; Layer village and Malting Green. The 2
areas are physically separated by a large grass sward also known
as Malting Green, a large area of which is designated as a Local
Wildlife Site (Co93). It is also an important open space that
helps define the rural character of the existing two settlement
areas in Layer de la Haye. To help prevent coalescence and to help
preserve this character, the two settlement areas should remain
physically separate. Given its small size, lack of facilities and
physical separation from Layer village, Malting Green is not
considered to be a sustainable location to direct future growth
and the existing development boundary is therefore not retained
around this group of dwellings.

6.175 Layer village is the larger of the 2 defined settlement
areas. Development has grown up around Church Road, Birch Road,
High Road and Abberton Road crossroads. From the crossroads,
ribbon development has extended north eastwards along High Road
(B1026) as far as the Donkey and Buskin public house. A second
band of ribbon development extends eastwards from the crossroads
to the western boundary of Malting Green open space. There has
been extensive infill between High Road and Abberton Road.

6.176 The Malting Green cluster of dwellings extend in a linear
fashion as ribbon development from the eastern edge of Malting
Green open space to just before the Abberton Road junction.

6.177 Layer village is reasonably well served by community
facilities. The village has a primary school, a village shop/ post
office, a GP surgery (Winstree Medical Centre), and 2 pubs. The GP
surgery is at capacity however and the ECC school capacity report
indicates that the school will only have a small capacity of 3
places in 2020. Layer de la Haye benefits from a bus service. A
water treatment plant is also situated in the village.

6.178 There are approximately 710 dwellings in Layer de la Haye
parish. In Layer village there are 494 dwellings while Malting
Green is much smaller with approximately 50 dwellings. Layer de la
Haye village is considered to be the only sustainable location for
new growth.

6.179 Growth on the periphery of the Layer is restricted by
environmental constraints to the North West due to a wildlife site
designation (Co85 Chest Wood and Roman River Complex). Development
that would adversely impact onto designated nature conservation
sites, or direct new development to flood risk areas will not be
supported. Growth that would result in coalescence between Layer
village and Malting Green or which would result in more ribbon
development into the wider countryside away from existing
facilities will also not be supported. Given the above
constraints, only one site is considered suitable for allocation
in the emerging Local Plan. This site can deliver 50 dwellings
which equates to a 10% increase in the number of dwellings in
Layer village. Given its proximity to Colchester and the level of
available community facilities in Layer village, this is
considered an appropriate level of growth over the Local Plan
period.

Policy SS12: Layer de le Haye

Within the site shown on the Layer de la Haye Polices Map
development will be supported which provides:

Up to 50 new dwellings of a mix and type of housing to be
compatible with the surrounding built character and reflecting
local needs, evidenced by the Parish Council. Bungalows and
small family homes will be encouraged;

A single access point via Hawthorn Road/Great House Farm
Road. There shall be no access onto The Folley;

A safe pedestrian access agreed with the Highway Authority to
existing footpaths and Layer village to improve connectivity;

Appropriate SuDS for managing surface water runoff within the
overall design and layout of the site;

Good design and suitable landscaping to screen the
development to protect the amenity of existing residents in the
neighbouring estate and to minimise any negative impact on
surrounding landscape.

Contributions to the cost of infrastructure improvements and/or
community facilities as required supported by up to date evidence
in the Infrastructure Delivery Plan (IDP) or subsequent evidence
will be secured by way of legal agreement or through CIL.

6.180 There is a small designated Local Economic Area at
Queensmead off The Folley which will continue to be protected for
employment uses. Any future development proposals at this location
will be required to accord with policy SG4.

Marks Tey

6.181 Marks Tey is located at the busy junction of the A12 with
the A120. It is essentially a linear settlement that has been
bisected by the railway and A12/A120, with a number of community
facilities including a railway station to the east and a larger
area of modern housing and the primary school to the west.

6.182 Marks Tey is a highly sustainable location and has its own
mainline railway station and good bus links, is located at a key
junction of two busy strategic routes (A12 and A120) and has a
number of shops, sources of employment and services and facilities
including a primary school and a village hall. There are currently
1,055 households within the wider Marks Tey Parish area of which
944 dwellings are within the current settlement development
boundaries

6.183 Development constraints in Marks Tey include the community
separation resulting from the two roads and the rail line running
through the village, with only limited pedestrian accessibility
currently possible over these barriers. The northeast is affected
by environmental constraints including the head of the Roman River
valley and a minerals and waste safeguarding zone around the
brickworks.

6.184 Reflecting its sustainable location, the wider Marks Tey
area has been identified as a location for a Garden Community as
identified in Part 1 of the plan. In addition to this Local Plan,
future development of the area will also be guided by a new Joint
Plan developed with Braintree for the Garden Community area as
well as the Neighbourhood Plan being developed by Marks Tey Parish
Council.

Policy SS13: Marks Tey

Growth within the Marks Tey area will largely be guided by the
following documents in addition to this Local Plan:

The Joint Plan to be prepared with Braintree for development
of a new Garden Community, as provided in Part 1 Policy SP9.

The Marks Tey Neighbourhood Plan will be developed to include
policies to guide the relationship between the existing
community of Marks Tey and the gradual development of an
adjoining Garden Community, and will provide scope for the
allocation of any small parcels of land for development outwith
the Garden Communities. In particular, the Neighbourhood Plan
will deal with the allocation of the Anderson's site and the
potential of this brownfield site for a mix of uses.

This policy should be read in conjunction with the generic
Neighbourhood Planning policy SG7.

6.185 There are currently 2 designated Local Economic Areas in
Marks Tey; the Anderson's Site and Poplars Nursery. The Anderson's
site, although currently in employment use and allocated for those
purposes, has potential for alternative mixed uses given that the
current employment use on the site is ceasing. The Neighbourhood
Plan is the appropriate mechanism for allocating the extent of
future employment or alternative uses on that site. The Poplar
Nursery site off the A120 will be de-allocated as a Local Economic
Area as it is currently operating as a well-established garden
centre. It is therefore no longer appropriate to promote
alternative development or use during the plan period.

Rowhedge

6.186 Rowhedge is situated to the south east of Colchester on
the western banks of the Rover Colne; it is the only settlement in
the parish of East Donyland. The village has approximately 900
dwellings within its settlement development boundary and this is
due to increase in the coming years with the committed development
of Rowhedge Wharf which will provide an additional 170 new homes.

6.187 The village has a strong sense of identity which is
emphasised by a conservation area at is core and a number of
listed buildings, predominately on the riverfront. Rowhedge
benefits from its own primary school, GP surgery, village shop,
public houses and open space provision. However due to its history
as a fishing village the settlement has grown from the port
outwards and this has resulted in new development being situated
further away from Rowhedge's historic centre where many of its
limited services and facilities are located. Rowhedge is
considered a sustainable settlement in the sense that it has a
number of key services available to its residents however it is
also highly constrained by a number of natural and artificial
barriers.

6.188 Rowhedge is bordered by the River Colne to the east, and
the surrounding land's estuarine nature gives rise to a number of
ecological designations which run along the coast and inland to
the south of the village. The west of the village is bordered by
the Rowhedge Business Centre which whilst providing important
local employment opportunities, contains many uses which are not
conducive to neighbouring residential uses.

6.189 The north of the village is separated from the urban area
of Colchester by a relatively short, but nonetheless valuable,
expanse of greenfield land. In addition to providing a valuable
buffer between Rowhedge and Colchester, much of this land is
designated as Coastal Protection Belt because of its high
landscape value.

6.190 The forthcoming committed development at Rowhedge Wharf
and the exceptional constraints to expansion surrounding the
village renders Rowhedge unsuitable for extensive new development.
However one site has been allocated which can be accommodated
without causing coalescence with Colchester and an unreasonable
impact on local services and facilities.

Policy SS14: Land to the south of Battleswick Farm, Rowhedge
Road

Within the area shown on the policies map SS14, development will
be supported which provides:

Up to 60 new dwellings of a mix and type compatible with the
surrounding area including affordable housing in line with
adopted policy;

Vehicular and pedestrian access from Rowhedge Road, utilising
the existing approach to Battleswick Farm. Additionally the
development should improve pedestrian connectivity to the rest
of the village through footpath provision linking the site to
Hill View Close;

Appropriate SuDS for managing surface water run-off within
the overall design and layout of the site;

The retention and enhancement of existing field boundary
vegetation in order to provide adequate landscape buffering
between the site and neighbouring housing.

6.191 The continued importance of Rowhedge Business Centre
towards local employment provision is recognised in its
designation as a Local Economic Area as listed in policy SG3. All
proposals within this LEA will be required to comply with policy
SG4.

Tiptree

6.192 Tiptree is a large village located on the south west
boundary of the borough and approximately 15km from Colchester
itself. Tiptree has a roughly triangular built form. Development
has grown up around key highway intersections; Kelvedon Road,
Maldon Road to the west/north west, around Station Road and Church
Road in the middle of the village, Factory Hill, Chapel Road to
the south, Grove Road to the east and Colchester to the
north/north east. Recently there has been new growth around Grange
Road in the west of Tiptree. There is a small separate cluster of
houses to the south west of the main village known as Tiptree
Heath.

6.193 Tiptree Heath is very small and is dependent on services
and facilities in Tiptree and is therefore not considered a
suitable location for future growth. The settlement boundary is
therefore no longer retained in this location.

6.194 Tiptree is a District Centre which is an important service
centre for Tiptree itself as well as surrounding villages.

6.195 The closest train station is in Kelvedon which is
approximately 5km from Tiptree. The village however has a
reasonable bus network between Tiptree and Colchester, the
University of Essex and Maldon.

6.196 Tiptree is very well served in terms of educational
facilities as it has 4 primary schools and Thurstable Secondary
School within the village. There is also a Leisure Centre located
at Thurstable School. Colchester United's training ground is also
located off Grange Road in west Tiptree. Two supermarkets and a
reasonable range of independent retailers and other businesses
operate successfully in the centre of the village. There are 4
Local Economic Areas in Tiptree; the Tiptree Jam Factory located
on the south eastern edge of Tiptree and Tower Business Park on
the north eastern edge of the village. Tiptree Heath SSSI is
located to the south west of the main village.

6.197 There are currently 3860 households in Tiptree parish with
the majority of these dwellings, 3545, concentrated within Tiptree
village. The remaining houses are located at Tiptree Heath and
scattered across the wider parish.

6.198 There are a number of constraints which limits the
availability of land available for growth in Tiptree. Development
to the south east is constrained by Tiptree Jam Factory and Birch
Wood Local Site. Development in this direction would also reduce
the green gap between the village and Tolleshunt Knights.
Developing in this direction would also be constrained by Layer
Brook which is Flood Zone 2. Expansion to the north east of
Tiptree is constrained by Thurstable School and Warriors Rest
while expansion to the south west is constrained by Tiptree Heath
SSSI.

6.199 Tiptree Parish Council is currently preparing a
Neighbourhood Plan, which will allocate sites for further growth
in the Parish. In discussion with the Neighbourhood Plan Group, it
is agreed that Tiptree could accommodate up to an additional 600
new dwellings over the plan period given the current number of
dwellings in Tiptree, the good availability and access to services
and facilities, and the fact that Tiptree is a District Centre.
This is considered a proportionate level of growth for Tiptree.

6.200 The Tiptree Neighbourhood Plan will set out the planning
policy framework needed to support the delivery of 600 houses up
to 2033. The Neighbourhood Plan will also be used to allocate
sites for any other uses identified by the local community as
being important in Tiptree and develop the policy framework needed
to support these allocations.

Policy SS15: Tiptree

Within the broad areas of growth shown on the Tiptree Policy
Map, the Tiptree Neighbourhood Plan will:

Set out any associated policies needed to support this
housing delivery i.e. housing mix, type of housing and density
for each site allocated for housing.

The Neighbourhood Plan will also set out the policy framework
to guide the delivery of any infrastructure/community facilities
required to support the development.

Proposals for development outside of the identified broad areas
and the settlement boundary for growth will not be supported. This
policy should be read in conjunction with the generic
Neighbourhood Planning policy SG7, policy SG3 and policies in the
Tiptree Neighbourhood Plan, once it has been adopted.

6.201 The Council's Housing Trajectory reflects that 2 sites,
the Tiptree Jam Factory site and Vine Farm (Grange Road) have
already secured planning permission for 126 houses and 103 houses
respectively. These will not form part of the Neighbourhood Plan
as they are already commitments.

6.202 There are currently 4 designated Local Economic Areas
(LEAs) in Tiptree; the Alexander Cleghorn Site, Tiptree Jam
Factory, the Basketworks Site and the Tower Business Park. These
will continue to be protected for this use. Any development
proposals affecting these sites or any other sites providing an
economic/employment use in Tiptree over the Local Plan period will
be required to comply with policy EG4 unless they are reviewed and
amended through the Tiptree Neighbourhood Plan.

West Bergholt

6.203 West Bergholt is a rural parish located approximately 1km
to the north west of Colchester. The majority of its residents
live in the village of West Bergholt.

6.204 The village is centred around a triangle of roads: the
B1508 Colchester Road; Chapel Road; and Lexden Road. West Bergholt
is separated from Colchester by an area of open countryside and
the valleys of St Botolph's Brook and the river Colne. The A12
bisects the open countryside between West Bergholt and Colchester.

6.205 The majority of more recent new development has occurred
on the northern side of Colchester Road, notably on the site of
the old brewery.

6.206 West Bergholt is considered a Sustainable Settlement as it
has a sufficient population base to allow for proportionate growth
which will support expansion of infrastructure and community
facilities. It is located on a key transport route (B1508) to
Colchester with good public transport links to the town centre and
to Colchester Station. It has a good level of local facilities
including a food store, post office, doctor's surgery, pharmacy
and a primary school, and provision of open space, allotments and
a village hall located centrally in the village.

6.207 A proportionate level of growth, supported by adequate
infrastructure, can be physically accommodated in West Bergholt
without compromising the existing settlement shape, form and
character.

6.208 The current population of West Bergholt (2011 Census) is
2,855 with approximately 1,200 dwellings with the defined built up
area of the village and a total of 1,365 dwellings within the
wider Parish area.

6.209 There are a number of constraints which restrict sites
available for development. To maintain the current settlement
pattern, development will continue to be located around the three
main roads with facilities located centrally where possible.

6.210 There is currently limited inter-visibility between
Colchester and West Bergholt. However, there is a relatively high
potential for visual coalescence of settlements and any new built
development on land to the south of the village may undermine the
sense of settlement separation. Development to the south of the
village towards Colchester on Colchester Road is therefore not
considered suitable due to the high potential of visual
coalescence.

6.211 Development to the north of the village on Colchester
Road/Nayland Road would extend new development away from existing
key facilities and into open countryside, which is not considered
sustainable.

6.212 West Bergholt Parish Council is currently preparing a
Neighbourhood Plan for the village, which will provide for
allocated sites for further growth in the Parish. Given the
current number of dwellings in West Bergholt, the available
facilities and the proximity of the village to Colchester, it
could accommodate approximately 120 dwellings over the next 15
years. This is considered a proportionate level of growth for West
Bergholt.

6.213 The West Bergholt Neighbourhood Plan will allocate land
for housing and develop a policy framework to guide and meet all
other development or community needs identified by the community
in West Bergholt and associated with development proposals in West
Bergholt up to 2033.

Policy SS16: West Bergholt

Within the broad area of growth as shown on the West Bergholt
Proposals map, the West Bergholt Neighbourhood Plan will:

Set out any associated policies needed to support this
housing delivery i.e. housing mix, type of new housing and
density for each site allocated for housing.

The Neighbourhood Plan will also set out the policy framework
to guide the delivery of any infrastructure and community
facilities required to support the development.

Proposals for development outside of the identified broad areas
for growth and the settlement boundary will not be supported. This
policy should be read in conjunction with the generic
Neighbourhood Planning Policy SG7 and the West Bergholt
Neighbourhood Plan, once it has been adopted.

6.214 Pattens Yard in West Bergholt is allocated as a Local
Economic Area. This site will remain allocated for this use and
any future planning applications will be required to accord with
policy EG4. Any development proposals affecting this site or any
other sites providing an economic/employment use in West Bergholt
over the Local Plan period will be required to comply with policy
EG4 unless they are reviewed and amended through the West Bergholt
Neighbourhood Plan.

6.215 West Mersea is a small coastal town located on the
confluence of the Colne and Blackwater Estuaries approximately
15km from the centre of Colchester Town. West Mersea is the larger
of two settlements on Mersea Island, the other being the much
smaller village of East Mersea. Early development in West Mersea
was concentrated around the harbour and nearby oyster pits to the
south west of the island. Development has since expanded to the
north and west.

6.216 West Mersea is a District Centre with a high number of key
services and community facilities. Mersea has 2 supermarkets, a
primary school a community centre, as well as a range of
independent shops, cafes and restaurants but no secondary school.
These services support the needs of local residents and businesses
on Mersea as well as communities from the surrounding rural areas
in the south of the Borough. It will be important to protect the
function of the District Centre in Mersea to ensure that it
continues to meet the needs of the local coastal communities who
use it. While West Mersea does not have a train station, frequent
bus routes serve the town which bus older pupils off the Island to
secondary schools in Colchester and other parts of the Borough.

6.217 West Mersea is considered to be a sustainable location for
some housing growth. There are currently approximately 3,200
dwellings in West Mersea. The preferred sites could deliver an
additional 350 houses over the Local Plan period. This equates to
an 11% increase in the number of dwellings, a level which reflects
the availability of existing facilities and services

East Mersea

6.218 The Parish of East Mersea is a smaller settlement situated
on the eastern side of Mersea Island. It comprises a small cluster
of dwellings and a limited range of community facilities. It is
also home to Cudmore Grove Country Park which is very popular with
visitors at weekends and in the holidays. Due to its size and
limited facilities, East Mersea is not considered a sustainable
location to accommodate substantial additional growth and is now
defined as an Other Village in the hierarchy to reflect the
important community function the village provides .

Policy SS17a: Mersea Housing and Employment

Within each site shown on the West Mersea Policies Map
development will be supported which provides:

Appropriate SuDS for managing surface water runoff within the
overall design and layout of the site;

Does not conflict with other policies in the development
plan.

Contributions to the cost of infrastructure improvements and/or
community facilities as required supported by up to date evidence
in the Infrastructure Delivery Plan (IDP) or as informed by the
Parish Council or subsequent evidence will be secured to an
appropriate level by way of legal agreement or through CIL. Essex
County Council has identified a need for contributions towards
expansion of Mersea Island Primary School.

Development of land at Dawes Lane, West Mersea will be supported
which also provides for :

Up to 150 new dwellings of a mix and type of housing to be
compatible with surrounding development;

Public Open Space and childrens play area to adjacent to The
Glebe

A single site access off East Road.

The potential archaeological significance of the site should
be further explored, by way of pre-determination evaluation
(geophysical survey and trial trenching). Any findings from the
evaluation will need to be reflected in a detailed mitigation
strategy for further investigation to be agreed and submitted
with the application to preserve in-situ or adequately recorded
by excavation, secured by a planning condition.

Suitable landscaping to screen the development to minimise
any negative impact on the surrounding landscape and to protect
the open rural character of land within the Coastal Protection
Belt.

Development of land at Brierley Paddocks, East Road will be
supported which also provides for:

Up to 200 new dwellings of a mix and type of housing to be
compatible with surrounding development.

An access via Brierley Paddocks to East Road

A safe pedestrian access agreed with the Highways Authority
from the site to existing footways and to West Mersea to enhance
connectivity

Highways upgrades agreed by and compliant with the most up to
date Highway Authority standards

New Public Open Space.

Design and suitable screening/landscaping to minimise any
negative impacts on the adjacent listed building and/or its
setting ( Brierley Hall)

There are 3 designated Local Economic Areas in Mersea as shown
on the Policies Map that will continue to be safeguarded for this
use. Any future development proposals at these sites will be
required to comply with policies EG4.

Coast Road

6.219 The coastal area of the Borough around Mersea Island is an
extremely rich, diverse and irreplaceable natural asset in terms
of its natural and cultural features. It includes substantial
parts of the Colne and Blackwater Estuaries. The ecological
importance of the Colne and Blackwater Estuaries is reflected by
the variety of international and European designations covering
them i.e. Ramsar sites, Special Protection Areas (Birds
Directive), and the Essex Estuaries Special Area of Conservation
(SAC) designated under the Habitats Directive. There are also a
number of Sites of Special Scientific Interest and designated
around the estuaries.

6.220 Mersea is an important tourism destination in the Borough.
Tourism makes an important contribution to both the local Mersea
economy and the wider Borough economy. As a consequence there are
a number of diverse and competing interests which all need to be
managed in an integrated way within the Borough's coastal zone.
These include internationally important habitats, land and
water-based recreation, tourism, fishing, archaeological and
historic environment assets.

6.221 Climate change including sea level rise is also likely to
increase pressure regarding the management of coastal habitats and
coastal communities along the Borough's coastal fringe.

6.222 Future development proposals will have to balance the need
to protect the important natural and cultural assets at the coast
against competing development pressures and the need to support
wider socio-economic needs of the Borough's coastal communities.

6.223 Development proposals on the landward and seaward side of
Coast Road will have to further balance these issues against the
need to protect and enhance the traditional maritime character of
this part of West Mersea. Sequentially preferred maritime related
uses which could be supported along Coast Road include boatyards,
boat restoration business; ancillary uses related to boating,
sailing, chandlers, fishing, specialised fish restaurants, fish
cookery schools and water based leisure businesses. Proposals for
additional residential development on Coast Road will generally
not be considered suitable or sustainable and will only be
supported where sequentially preferred maritime related uses have
been discounted.in agreement with the Council.

6.224 The current Essex and Suffolk Shoreline Management Plan
has shown that the West Mersea coastal frontage is highly
vulnerable to the effects of climate change and coastal processes.
Future land uses and developments along the coastal frontage will
be required to demonstrate the ability to adopt a roll back
approach in response to changing local climatic conditions.

Policy SS17b: Coast Road

Development proposals on the seaward and landward side of Coast
Road, West Mersea, will be supported where they:

Are located within the area defined as the developed coast
and the development is such that a coastal location is required;

Will not be significantly detrimental to conserving important
nature conservation and historic environment assets, maritime
uses, the traditional maritime character of Coast Road and the
landscape character of the coast;

Will deliver or sustain social and economic benefits
considered important to the wellbeing of the coastal communities

will not generate a significant increase in traffic

is an appropriate use with regards to flood risk

Proposals for all development and change of use on both the
landward and seaward sides of Coast Road, West Mersea, will be
expected to enhance the West Mersea Conservation Area and the
traditional maritime character of the Coast Road, as well as its
role as a major yachting, fishing and boating centre. Proposals
that would result in the development of existing undeveloped areas
of foreshore will not generally be supported unless they accord
with criteria in the Coastal Areas policy ENV2.

In exceptional circumstances, development may be permitted where
it is proven that the proposal provides an over-whelming public or
community benefit that outweighs all other material
considerations. In such instances applications must demonstrate
that the site is the only available option and be acceptable in
terms of its other planning merits.

Houseboats Proposals for new moorings for
permanent residential houseboats will not be permitted in coastal
areas including Coast Road because of their landscape and
environmental impact on the Internationally designated habitats.
Applications for infrastructure to support existing houseboats
including jetties, sheds, platforms and fences and for replacement
houseboats or houseboat alterations considered to result in
material alterations will be considered on the basis of their
scale and impact on surrounding amenity, environment and
landscape.

Caravan Parks

6.226 The Council recognises the valuable contribution that
these caravan parks make to the supply of holiday accommodation
for visitors to Mersea and the rest of the borough. They are also
an important element of the local tourism industry and their
retention and improvement is generally supported.

6.227 Caravan Parks are under increasing pressure to extend both
the length of their opening season and also the range of
activities and events operating on the sites to help sustain their
business. This can generate local impacts that need to be
carefully managed.

6.228 The caravan parks on Mersea are located adjacent to
internationally designated Natura 2000 sites and because of their
coastal frontage locations can be potentially vulnerable to
increased risk from flooding. As an important tourist destination,
the protection of the EU designated bathing waters around Mersea
is an important consideration. All tourism related development
proposals including the extension of caravan parks will have to
demonstrate that there is adequate waste water and sewage
treatment infrastructure in place to serve the proposed
development to help protect EU designated coastal bathing waters.
As part of this process applicants should consult with the
Environment Agency at an early stage in the planning application
process to ensure that sewage disposal options are fully
considered.

6.229 All coastal tourism developments must also be sensitive to
and integrate well with their sensitive coastal environment and
surrounding rural landscape and respect the special
characteristics of the Coastal Protection Belt defined on the
Proposals Map.

6.230 Proposals to extend existing holiday parks on Mersea
located adjacent to designated coastal sites will only be
supported where a sympathetic development approach is followed and
mitigation measures implemented to minimise environmental impacts
on neighbouring Natura 2000 sites. Mitigation proposals will need
to be agreed with Colchester Borough Council and Natural England
prior to development commencing.

6.231 Extensions to existing caravan parks should not impact on
the amenity of residents living and working in close proximity to
the parks, through increased noise or light pollution. Proposals
should promote a range of measures to encourage sustainable travel
for leisure to help mitigate and reduce the impact of leisure
related traffic on Mersea Island.

6.232 Sites allocated as Caravan Parks as shown on policies map
SS17 will be safeguarded for this use against other less
appropriate types of development.

Applications to extend existing caravan parks including
any change of use / activity on the sites on Mersea Island
will be supported when they:

Have adequate wastewater treatment and sewage
infrastructure capacity to serve the caravan park and to
protect the EU designated coastal bathing water quality;

Help protect the integrity of the Natura 2000 sites
and minimise disturbance to migratory or over wintering
birds using the sites

Minimise impact on the amenity of residents or
businesses living or operating near the site;

Are supported with a Site Specific Flood Risk
Assessment and Flood Management & Flood Evacuation
Plan;

Are supported by measures to promote sustainable
travel for leisure on Mersea.

All caravan park extension proposals should be supported
by a site specific Flood Risk Assessment and Flood
Management and Evacuation Plan. Proposals for caravan
extensions in flood zone 3 land will not generally be
supported due to the increased risk to people and property
from coastal flooding.

6.233 Originally Wivenhoe comprised two separate settlements:
Wivenhoe Cross which was centred on the crossroads of Colchester
Road, Rectory Road and The Avenue; and Wivenhoe to the south which
was centred on the quay.

6.234 More recent development has resulted in the coalescence of
these two distinct settlements into one .

6.235 Since the 1970's growth has included significant 'estate'
development including Dene Park during the 1970s; Broomsgrove to
the west in the 1970/80s; Ferry Marsh in the 2000's and most
recently Cooks Shipyard..

6.236 The town benefits from good infrastructure provision
including a mainline train station, a GP surgery, two primary
schools, numerous shops and restaurants and abundant open space
provision. There are also frequent bus services between Wivenhoe
and Colchester and a cycle path between Wivenhoe,and the
University of Essex (the town's biggest employer) has recently
been built. There is a well-used footpath and cycle route to
Colchester along the River Colne, which increases the sustainable
nature of the settlement and makes it suitable for additional
future growth within the Local Plan period.

6.237 There are currently approximately 3335 dwellings in
Wivenhoe Parish with 3,200 dwellings concentrated within Wivenhoe
Town. It has been proposed that an additional 250 new dwellings
should be delivered within Wivenhoe by 2033. Wivenhoe is a
District Centre and maybe expected to accommodate a higher number
of new homes , but an extra 250 houses delivered over this period
is considered to be appropriate, along with a number of new homes
within the Parish which will be allocated in the University Garden
Village. There are a number of constraints which has influenced
the amount of growth considered proportionate for Wivenhoe.

6.238 Broomgrove and Millfields schools are both operating at
capacity but are currently still accepting a small number of
pupils from outside of Wivenhoe, therefore there is capacity,
albeit limited, for some additional residential development. The
town, however, lacks a secondary school with most children
attending the Colne Academy in Brightlingsea or Colchester Academy
in Greenstead. Finally, Wivenhoe is bordered by the River Colne to
the west and south. In addition to the physical boundary that the
river presents, there are also other associated constraints such
as EA Flood Zone 3 areas, SSSI, SPA and the Coastal Protection
Belt which reduces the availability of suitable sites for new
development.

6.239 Wivenhoe Town Council is currently preparing a
Neighbourhood Plan for Wivenhoe which will set out the planning
policy framework needed to support the delivery of 250 houses up
to 2033. The Neighbourhood Plan will also be used to allocate
sites for any other uses identified by the local community as
being important in Wivenhoe and develop the policy framework
needed to support any such allocations.

Policy SS18: Wivenhoe

Within the broad areas of growth as shown on the Wivenhoe
Proposals map, the Wivenhoe Neighbourhood Plan will:

Set out any associated policies needed to support this
housing delivery i.e. housing mix, type of housing and density
for each site allocated for housing.

The Neighbourhood Plan will also set out the infrastructure
requirements to support new development.

Proposals for development outside of the identified broad areas/
settlement boundary for growth will not be supported. This policy
should be read in conjunction with the generic Neighbourhood
Planning policy SG7, policy SG3 and policies in the Wivenhoe
Neighbourhood Plan once it has been adopted.

6.240 Alternative option for Sustainable Settlements

Selection of alternative sites for development
- The Council carefully considered a number of alternative sites,
but only selected those sites which firstly, accorded with the
overall spatial hierarchy and strategic policies for the Borough
and secondly, satisfied the criteria for sustainable and
deliverable sites set by the Strategic Land Availability
Assessment and the Sustainability Appraisal. The alternative sites
considered included both those received through the Call for Sites
process as well as a number of other sites it was aware of from
earlier assessments; current development allocations which remain
undeveloped, and land in broadly sustainable locations which had
not been put forward for assessment elsewhere. In addition the
evidence base on the Settlement Boundary Review considered the
relative sustainability of the settlements which informed the
spatial hierarchy. It also assesses the potential capacity in each
of the sustainable settlements taking into account a range of
opportunities and constraints which together with the SLAA and the
SA fully considered alternative sites.

Other Villages and Countryside

6.241 National evidence indicates that villages in the catchment
area of larger towns struggle to retain facilities, even when more
housing is built. Colchester Town is the main provider of
shopping, services, employment, and community facilities for the
Borough as a whole. Elsewhere in the Borough, only Wivenhoe,
Tiptree and West Mersea provide a sufficient level of shops,
services and employment to maintain a reasonable level of self
containment. In general, rural communities do not provide
sufficient shops, services and facilities to support significant
growth.

6.242 Settlements within the Other Villages category as defined
in the Settlement Hierarchy tend to be small villages which
functionally act as local service centres which the local
communities rely on for basic facilities and as social hubs. These
smaller rural villages often operate as clusters by sharing key
services which help provide a strong sense of community for the
communities living and working there. These settlements can
accommodate a limited amount of small scale development.
Appropriate development proposals therefore that meet a local
housing need, increase rural employment opportunities, optimise
the sustainability of villages by contributing towards community
facilities, or which help retain the vitality and sense of
community will be supported.

6.243 Within the Countryside, there are a number of very small
villages/hamlets and isolated clusters of dwellings which lack any
community facilities or services and rely on nearby larger
villages or towns to meet their daily needs. Development within
the countryside will be limited to activities that either require
a rural location, help sustain a rural community and local economy
and which help protect the rural character of the areas where a
development is being delivered.

6.244 The Council is also seeking to sustain and enhance local
employment and rural enterprises in the Borough. Regard should be
had to policy DM5 which sets out the planning approach for
economic development in rural Colchester.

Policy OV1: Development in Other Villages and Countryside

The Borough Council will support proposals that enhance the
vitality of rural communities and help maintain the sense of
community provided by smaller rural villages and in rural areas.

Within settlements classed as Other Villages, the
council will support proposals for appropriate new infill
developments, development on previously developed sites,
extensions, restorations or alterations to existing buildings
within the defined settlement boundaries.

The design and construction of new village development must be
high quality in all respects, including design, sustainability and
compatibility with the distinctive character of the locality.
Development should also contribute to the local community through
the provision of relevant community needs e.g. affordable housing,
open space, local employment and community facilities or
contribute to mitigating issues such as flooding.

Development outside but contiguous to defined village limits may
be supported, primarily where it constitutes an exception to meet
identified local affordable housing needs.

Countryside

Development in the countryside, (outside defined settlement
boundaries), will be restricted to small scale housing
developments needed to meet local needs and will be considered
favourably on appropriate sites where they are supported with a
Local Housing Needs Assessment. Appropriately scaled and well
designed conversions, extensions and renovation of existing
dwellings/buildings will also be supported, subject to compliance
with other policies in the plan, in particular Policy DM11 on
alterations and extensions and DM12 on rural workers housing.

Proposals for sustainable rural business, leisure and tourism
schemes, development essential to the effective operation of
agriculture, horticulture, forestry, infrastructure, renewable
energy generation; and minerals or waste operations in the adopted
Essex Minerals and Waste Local Plans may also require a
countryside location. Policy DM5 Employment in the Countryside,
provides further guidance on the topic, in general, proposals for
these types of developments will be supported if they are of an
appropriate scale, meet a local employment need, minimise negative
environmental impacts, and harmonise with the local character and
surrounding countryside where they are being proposed.

Wormingford Airfield is located in the open countryside and is
currently designated as an Local Economic Area. This LEA will
continue to be protected for this use given its scale and the fact
that the nature of the businesses operating from this LEA is more
suited to a rural location. Proposals for development within
Wormingford Airfield LEA will be required to accord with SG4.

6.245 Alternative Options considered

No change to existing policy-
retaining the existing policy ENV2 would be inconsistent with the
new Settlement Boundary approach being proposed in the emerging
Settlement Boundary Review. ENV2 does not distinguish between the
development approach towards the type of development that could be
supported in Other villages and the more restrictive approach to
development in the Countryside. This clarification is needed to
support the proposals in the Settlement Boundary to remove
settlements boundaries from small villages and to demonstrate that
removal of the settlement boundary will not prevent appropriate
development and change in rural villages.